5711 Wabash St · Amarillo, TX 79109

$170,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 46 Days on market

Built 1978 $117/sqft · 41% below area Est $290k · 41% under ↓ 3% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOUSE CAN BE SOLD FURNISHED!!! ; ; Just Listed in a Prime Central Location! Welcome to 57511 Wabash Townhome -- a beautifully designed 3 bedroom, 2 bathroom home that offers the perfect blend of comfort, convenience, and low-maintenance living. ✨ Spacious layout with functional flow ✨ Bright, inviting living area ✨ Well-appointed kitchen with ample storage ✨ Private bedrooms for ultimate comfort ✨ Attached 1-car garage Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this townhome checks all the boxes. Located in the heart of town, you're just minutes from shopping, dining, and everyday essentials!!!

Key facts

• Private bedrooms
• Attached garage
• Spacious layout

Tags

• PRIME CENTRAL LOCATION
• SPACIOUS LAYOUT
• BRIGHT INVITING LIVING AREA
• WELL-APPOINTED KITCHEN
• PRIVATE BEDROOMS
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $70 ($837/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (6.3% below list).
• Recommended offer: $159k (6.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#624 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, schools D, crime F.
• Amarillo ISD (urban): math 44% / reading 41% proficiency, ranked #336 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Randall County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,320 (6.3% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $289,538
• List price: $170,000
• Delta: -41.29%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.59×
• Total profit: $-19,403
• Equity at exit: $25,348

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $4,726
• Equity at exit: $14,698

Cash invested: $47,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 79109

• Rents YoY: 5.2%
• Active inventory: 157
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$891
• Tax from tax record: −$227 /mo · $2,719/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $70

Break-even live

Break-even rent $1,505

Max offer price $170,000

Occupancy floor 91%

Sensitivity live

Price	-10% $166	-5% $118	+0% $70	+5% $22	+10% $-27
Rent	-10% $-56	-5% $7	+0% $70	+5% $133	+10% $196
Rate	-1.0pp $155	-0.5pp $113	base $70	+0.5pp $26	+1.0pp $-19

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 Bell St Amarillo, TX	1.0–3.0	1.0–2.0	947	$1,340	$1.41	14d	3	0.65mi
4612 Buffalo Trl Amarillo, TX	3.0	2.0	1476	$1,800	$1.22	45d	1	0.72mi
4101 SW 45th Ave Amarillo, TX	1.0–2.0	1.0	767	$955	$1.24	14d	3	1.07mi
5822 Syracuse Dr Amarillo, TX	3.0	2.0	1459	$1,800	$1.23	14d	1	1.14mi
4109 Tucson Dr Amarillo, TX	3.0	2.0	1395	$1,950	$1.40	22d	1	1.20mi
6400 Bell St Amarillo, TX	1.0–2.0	1.0–2.0	778	$1,165	$1.50	14d	8	1.27mi
4401 S Coulter St Amarillo, TX	1.0–2.0	1.0–2.0	805	$1,139	$1.41	14d	7	1.28mi
3319 Teckla Blvd Amarillo, TX	3.0	1.0	1085	$1,600	$1.47	22d	1	1.32mi
3719 Julie Dr Amarillo, TX	3.0	2.0	1455	$1,675	$1.15	14d	1	1.40mi
5146 Susan Dr Amarillo, TX	3.0	2.0	1244	$1,675	$1.35	22d	1	1.41mi

Listing history 3 events

1. 2026-05-10
   price $170,000 654-char remark

   Show marketing remark (654 chars)

   HOUSE CAN BE SOLD FURNISHED!!! ; ; Just Listed in a Prime Central Location! Welcome to 57511 Wabash Townhome -- a beautifully designed 3 bedroom, 2 bathroom home that offers the perfect blend of comfort, convenience, and low-maintenance living. ✨ Spacious layout with functional flow ✨ Bright, inviting living area ✨ Well-appointed kitchen with ample storage ✨ Private bedrooms for ultimate comfort ✨ Attached 1-car garage Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this townhome checks all the boxes. Located in the heart of town, you're just minutes from shopping, dining, and everyday essentials!!!

2. 2026-04-07
   listed $175,000 Active 654-char remark

   Show marketing remark (654 chars)

   HOUSE CAN BE SOLD FURNISHED!!! ; ; Just Listed in a Prime Central Location! Welcome to 57511 Wabash Townhome -- a beautifully designed 3 bedroom, 2 bathroom home that offers the perfect blend of comfort, convenience, and low-maintenance living. ✨ Spacious layout with functional flow ✨ Bright, inviting living area ✨ Well-appointed kitchen with ample storage ✨ Private bedrooms for ultimate comfort ✨ Attached 1-car garage Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this townhome checks all the boxes. Located in the heart of town, you're just minutes from shopping, dining, and everyday essentials!!!

3. 2009-08-26
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,719 · $227/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$392/yr (+$33/mo · 14.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,118
• − Mortgage interest: −$9,523
• − Property taxes: −$2,719
• − Insurance: −$850
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,945
• Taxable loss: −$1,977
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $1,311/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Amarillo ISD
• NCES district ID: 4808130
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $43,478
• Composite: 35.96/100
• National rank: #4798
• State rank: #336 of 826 in TX

Livability — Amarillo

• Score: 66/100
• State rank: #624
• US rank: #11876

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amarillo, TX
• County: Randall County · 137,351 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 43,578
• Household income: $70,435
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1640.0

Population outlook (Randall County) Hauer SSP2

• Today (2025): 152,140 people
• By 2030: 163,107 · +7.2%
• By 2040: 184,999 · +21.6%
• By 2050: 206,948 · +36.0%
• By 2075: 260,204 · +71.0%
• By 2100: 294,980 · +93.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 12% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Randall

• 2024 margin: Solid R (+60.4) · D 19.4% · R 79.8%
• 2008→2024 swing: +2.3pp toward D · 2008: -62.7pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.8 2016: R+65.1 2012: R+68.2 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -227.95%
• Current HPI: 171.6795
• Rent YoY: ▲ 5.24%
• Metro: Amarillo, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-2.9% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $170,000 AARMLS
• 2026-04-07 Listed $175,000 AARMLS
• 2009-08-26 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,719 · +4.4% YoY. Source: county tax records.