1808 Orange St · Amarillo, TX 79107

$149,999

3 bd · 1.0 ba · 1,723 sqft · SingleFamily public records · 146 Days on market

Built 1952 $87/sqft · 17% above area Est $128k · 17% over ↓ 3% since listing

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Why this score? — see what drove the F 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 +9.6/30.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR SPACE! This one is one of the largest homes in the neighborhood! This charming 3-bedroom, 2-bath home is full of potential and ready for someone to make it their own. Featuring a spacious layout with a large den that's perfect for gathering with family or hosting guests, this property offers plenty of room to grow and customize. The generous utility room adds convenience and extra storage space, while the overall layout provides a solid foundation for updates or a full renovation. With its classic character and great bones, this home is ready to be reimagined into something truly special. Updates per seller: exterior paint (September 2025) & Class 4 Roof (October 2025).

Key facts

• Large den
• Garage
• Built 1952

Tags

• LARGE DEN
• GENEROUS UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (12.3% below list).
• Recommended offer: $132k (12.3% 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-, crime F, commute 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.
• Zoned schools: George Washington Carver Early Childhood Academy (338 students, 68% FRL); Mann Middle (math 36% / reading 29%, grade F, #947 of 1,662 statewide, top 58%, 458 students, 92% FRL); Amtech Career Academy (3 students, 0% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 120 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).
• This rent runs 39% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,615 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 9.5

CMA / ARV

• ARV (median comp): $128,225
• List price: $149,999
• Delta: 16.98%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-30,761
• Equity at exit: $22,365

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-34,863
• Equity at exit: $12,969

Cash invested: $42,000 (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 79107

• Home prices YoY: -20.9%
• Active inventory: 120
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$787
• Tax from tax record: −$293 /mo · $3,520/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-103

Break-even live

Break-even rent $1,446

Max offer price $131,860

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-60	+0% $-103	+5% $-145	+10% $-188
Rent	-10% $-207	-5% $-155	+0% $-103	+5% $-51	+10% $1
Rate	-1.0pp $-27	-0.5pp $-65	base $-103	+0.5pp $-142	+1.0pp $-181

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 Ron Dr Amarillo, TX	3.0	1.5	1463	$1,795	$1.23	22d	1	0.93mi
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	45d	1	1.06mi
527 Jason Ave Amarillo, TX	2.0–4.0	2.0	1296	$1,145	$0.88	3d	3	1.11mi
509 Jason Ave Amarillo, TX	1.0–2.0	1.0–2.0	931	$962	$1.03	14d	1	1.12mi
609 N Monroe St Amarillo, TX	3.0	2.0	1500	$1,500	$1.00	45d	1	1.16mi
603 N Monroe St Amarillo, TX	3.0	2.0	2200	$1,500	$0.68	22d	1	1.18mi
1105 NW 16th Ave Amarillo, TX	2.0	1.0	1159	$950	$0.82	22d	1	1.23mi
302 N Madison St Amarillo, TX	3.0	2.0	2200	$1,500	$0.68	45d	1	1.38mi
1314 NW 10th Ave Amarillo, TX	3.0	1.0	1222	$1,100	$0.90	22d	1	1.44mi

Listing history 4 events

1. 2026-05-31
   days on market $149,999 Active 146 DOM
2. 2026-05-30
   days on market $149,999 Active 145 DOM
3. 2026-01-28
   price $149,999 697-char remark

   Show marketing remark (697 chars)

   LOOKING FOR SPACE! This one is one of the largest homes in the neighborhood! This charming 3-bedroom, 2-bath home is full of potential and ready for someone to make it their own. Featuring a spacious layout with a large den that's perfect for gathering with family or hosting guests, this property offers plenty of room to grow and customize. The generous utility room adds convenience and extra storage space, while the overall layout provides a solid foundation for updates or a full renovation. With its classic character and great bones, this home is ready to be reimagined into something truly special. Updates per seller: exterior paint (September 2025) & Class 4 Roof (October 2025).

4. 2026-01-05
   listed $155,000 Active 697-char remark

   Show marketing remark (697 chars)

   LOOKING FOR SPACE! This one is one of the largest homes in the neighborhood! This charming 3-bedroom, 2-bath home is full of potential and ready for someone to make it their own. Featuring a spacious layout with a large den that's perfect for gathering with family or hosting guests, this property offers plenty of room to grow and customize. The generous utility room adds convenience and extra storage space, while the overall layout provides a solid foundation for updates or a full renovation. With its classic character and great bones, this home is ready to be reimagined into something truly special. Updates per seller: exterior paint (September 2025) & Class 4 Roof (October 2025).

ⓘ 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: $3,520 · $293/mo
• Projected year-2 tax: $3,520 · $293/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 17 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: $15,794
• − Mortgage interest: −$8,402
• − Property taxes: −$3,520
• − Insurance: −$750
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$4,364
• Taxable loss: −$3,769
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $-328/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: Potter County · 72,216 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 36,662
• Household income: $40,671
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1019.0

Population outlook (Potter County) Hauer SSP2

• Today (2025): 121,296 people
• By 2030: 120,883 · -0.3%
• By 2040: 119,668 · -1.3%
• By 2050: 117,788 · -2.9%
• By 2075: 110,250 · -9.1%
• By 2100: 92,923 · -23.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 45% Black 25% Two or more races 17% White 16% Asian 10%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Ukrainian 1% Lithuanian 1%
• Foreign-born: 27% · Canada, Philippines, Vietnam
• Languages at home: 50% English-only · Spanish 35% Other Asian/Pacific 7% Vietnamese 2%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+44.4) · D 27.3% · R 71.7% · Other 1.1%
• 2008→2024 swing: -5.0pp toward R · 2008: -39.4pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+38.7 2016: R+41.9 2012: R+44.6 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.01%
• Current HPI: 215.7976
• Rent YoY: —
• 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

-3.2% since first listed

2 events — show timeline

• 2026-01-28 Price Changed $149,999 AARMLS
• 2026-01-05 Listed $155,000 AARMLS

Property tax history

+7.0%/yr

Latest (2025): $3,520 · -2.8% YoY. Source: county tax records.