3823 Beaver Dr · Amarillo, TX 79107

$109,900

3 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 164 Days on market

Built 1958 $80/sqft · 69% above area

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Why this score? — see what drove the D+ 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 +17.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.5/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home across from Mesa Verde school. Detached garage plus 2 storage buildings add to the storage capacity. 3 bedrooms 2 baths plus a den.

Key facts

• Storage buildings
• Detached garage
• 2 garage spots

Tags

• DETACHED GARAGE
• STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

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: 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).
• This rent runs 37% 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.15% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 7.3

CMA / ARV

• ARV (median comp): $65,000
• List price: $109,900
• Delta: 69.08%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-12,285
• Equity at exit: $16,386

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-3,273
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$576
• Tax from tax record: −$289 /mo · $3,473/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $85

Break-even live

Break-even rent $1,154

Max offer price $109,900

Occupancy floor 88%

Sensitivity live

Price	-10% $147	-5% $116	+0% $85	+5% $54	+10% $23
Rent	-10% $-15	-5% $35	+0% $85	+5% $135	+10% $185
Rate	-1.0pp $140	-0.5pp $113	base $85	+0.5pp $56	+1.0pp $28

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3810 Mesa Verde Dr Amarillo, TX	3.0	1.0	901	$1,200	$1.33	44d	1	0.07mi
2411 N Vernon St Amarillo, TX	3.0	1.0	926	$1,250	$1.35	44d	1	0.26mi
3411 NE 22nd Ave Amarillo, TX	3.0	1.0	982	$1,450	$1.48	14d	1	0.51mi
3606 NE 14th Ave Amarillo, TX	3.0	1.0	1088	$1,300	$1.19	14d	1	0.96mi
2301 Seth Ln Amarillo, TX	1.0–3.0	1.0–2.0	869	$1,004	$1.15	0d	7	0.99mi
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	44d	1	1.07mi
2012 Ron Dr Amarillo, TX	3.0	1.5	1463	$1,795	$1.23	22d	1	1.09mi
823 N Nelson St Amarillo, TX	2.0	1.0	1000	$900	$0.90	44d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   price $109,900 Active 164 DOM
2. 2026-06-18
   days on market $119,900 Active 164 DOM
3. 2026-06-17
   days on market $119,900 Active 163 DOM
4. 2026-06-16
   days on market $119,900 Active 162 DOM
5. 2026-06-15
   days on market $119,900 Active 161 DOM
6. 2026-06-14
   days on market $119,900 Active 159 DOM
7. 2026-06-13
   days on market $119,900 Active 158 DOM
8. 2026-06-10
   days on market $119,900 Active 156 DOM
9. 2026-06-09
   days on market $119,900 Active 155 DOM
10. 2026-06-08
    days on market $119,900 Active 154 DOM
11. 2026-06-07
    days on market $119,900 Active 153 DOM
12. 2026-06-03
    days on market $119,900 Active 149 DOM
13. 2026-06-02
    days on market $119,900 Active 148 DOM
14. 2026-06-01
    days on market $119,900 Active 147 DOM
15. 2026-05-31
    days on market $119,900 Active 146 DOM
16. 2026-05-30
    days on market $119,900 Active 145 DOM
17. 2026-04-27
    price $124,900 141-char remark

    Show marketing remark (141 chars)

    Nice home across from Mesa Verde school. Detached garage plus 2 storage buildings add to the storage capacity. 3 bedrooms 2 baths plus a den.

18. 2026-03-27
    price $134,900 141-char remark

    Show marketing remark (141 chars)

    Nice home across from Mesa Verde school. Detached garage plus 2 storage buildings add to the storage capacity. 3 bedrooms 2 baths plus a den.

19. 2026-03-05
    price $139,900 141-char remark

    Show marketing remark (141 chars)

    Nice home across from Mesa Verde school. Detached garage plus 2 storage buildings add to the storage capacity. 3 bedrooms 2 baths plus a den.

20. 2026-01-05
    listed $149,900 Active 141-char remark

    Show marketing remark (141 chars)

    Nice home across from Mesa Verde school. Detached garage plus 2 storage buildings add to the storage capacity. 3 bedrooms 2 baths plus a den.

21. 2023-11-03
    soldstatus
22. 2023-11-02
    soldstatus Closed 402-char remark

    Show marketing remark (402 chars)

    This adorable home, located right next to Mesa Verde Elementary, is perfect for a first time homeowner, a family, or to kick off your investment portfolio. This home features 3 bedrooms, 1.5 baths, and two living spaces. In the den, you will find the laundry, a half bath, and a large fireplace. In the backyard, there is a shop that provides ample amounts of extra storage. Don't miss out on this one!

23. 2023-09-26
    listed $151,000 Active 402-char remark

    Show marketing remark (402 chars)

    This adorable home, located right next to Mesa Verde Elementary, is perfect for a first time homeowner, a family, or to kick off your investment portfolio. This home features 3 bedrooms, 1.5 baths, and two living spaces. In the den, you will find the laundry, a half bath, and a large fireplace. In the backyard, there is a shop that provides ample amounts of extra storage. Don't miss out on this one!

24. 2017-09-18
    soldstatus
25. 2017-09-15
    soldstatus
26. 2017-07-21
    listed $93,000

ⓘ 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: $3,473 · $289/mo
• Projected year-2 tax: $3,473 · $289/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 10/10 Extreme
• 🌡 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: $15,136
• − Mortgage interest: −$6,156
• − Property taxes: −$3,473
• − Insurance: −$550
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,197
• Taxable loss: −$661
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $1,178/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

+34.3% since first listed

10 events — show timeline

• 2026-04-27 Price Changed $124,900 AARMLS
• 2026-03-27 Price Changed $134,900 AARMLS
• 2026-03-05 Price Changed $139,900 AARMLS
• 2026-01-05 Listed $149,900 AARMLS
• 2023-11-03 Sold (Public Records) — Public Records
• 2023-11-02 Sold (MLS) — AARMLS
• 2023-09-26 Listed $151,000 AARMLS
• 2017-09-18 Sold (Public Records) — Public Records
• 2017-09-15 Sold (MLS) — AARMLS
• 2017-07-21 Listed $93,000 AARMLS

Property tax history

+6.3%/yr

Latest (2025): $3,473 · -0.2% YoY. Source: county tax records.