8010 Claret St · Amarillo, TX 79110

$260,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 75 Days on market

Built 1989

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Sweet Home in Hollywood/Scotsman! Located on a quiet cul-de-sac this home offers 3-bedrooms, 2-baths, attached 2-car garage and features Lots of Storage. A large utility room, with a sink and a lot of Storage, a room between utility and garage to use for your choosing, a hide-a-way built-in desk in the hallway, and a floor plan that flows. A nice Feature of this home is it has STORAGE throughout! Ideal for the young couple starting their family or those wishing to downsize. Located close to Loop 335 and I-27 makes for easy access to work, dining, shopping, and entertainment.

Key facts

• Lots of storage
• Quiet cul-de-sac
• Large utility room

Tags

• QUIET CUL-DE-SAC
• LOTS OF STORAGE
• LARGE UTILITY ROOM
• HIDE-A-WAY BUILT-IN DESK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-66 ($-792/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (11.1% below list).
• Recommended offer: $231k (11.1% 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.
• Canyon ISD (town): math 60% / reading 54% proficiency, ranked #78 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gene Howe El (math 52% / reading 42%, grade D-, #1,006 of 4,322 statewide, top 25%, 373 students, 50% FRL); Greenways Int (math 73% / reading 50%, grade B+, #141 of 1,662 statewide, top 9%, 619 students, 35% FRL); Randall H S (math 43% / reading 64%, grade C-, #428 of 1,632 statewide, top 27%, 1,148 students, 35% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 65 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $8k 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 75 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,188 (11.1% 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 75 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.04% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.46×
• Total profit: $-38,956
• Equity at exit: $38,767

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-7,130
• Equity at exit: $22,480

Cash invested: $72,800 (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 79110

• Rents YoY: 6.0%
• Active inventory: 65
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,312 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$421 /mo · $5,047/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-66

Break-even live

Break-even rent $2,395

Max offer price $248,336

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $8	+0% $-66	+5% $-140	+10% $-213
Rent	-10% $-249	-5% $-157	+0% $-66	+5% $25	+10% $117
Rate	-1.0pp $65	-0.5pp $0	base $-66	+0.5pp $-133	+1.0pp $-202

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 San Antonio Dr Amarillo, TX	3.0	2.0	2003	$2,895	$1.45	22d	1	0.38mi
7303 Rochester Amarillo, TX	4.0	2.0	1965	$2,500	$1.27	45d	1	1.15mi
6300 Oakcrest Ln Amarillo, TX	3.0	2.0	1400	$1,825	$1.30	15d	2	1.24mi
5822 Syracuse Dr Amarillo, TX	3.0	2.0	1459	$1,800	$1.23	15d	1	1.31mi

Listing history 29 events

1. 2026-06-22
   days on market $260,000 Active 75 DOM
2. 2026-06-18
   days on market $260,000 Active 72 DOM
3. 2026-06-17
   days on market $260,000 Active 71 DOM
4. 2026-06-16
   days on market $260,000 Active 70 DOM
5. 2026-06-15
   days on market $260,000 Active 69 DOM
6. 2026-06-14
   days on market $260,000 Active 67 DOM
7. 2026-06-13
   days on market $260,000 Active 66 DOM
8. 2026-06-10
   days on market $260,000 Active 64 DOM
9. 2026-06-09
   days on market $260,000 Active 63 DOM
10. 2026-06-08
    days on market $260,000 Active 62 DOM
11. 2026-06-07
    days on market $260,000 Active 61 DOM
12. 2026-06-05
    days on market $260,000 Active 58 DOM
13. 2026-06-03
    remarks 625-char remark
14. 2026-06-03
    days on market $260,000 Active 57 DOM
15. 2026-06-02
    days on market $260,000 Active 56 DOM
16. 2026-06-01
    days on market $260,000 Active 55 DOM
17. 2026-05-31
    days on market $260,000 Active 54 DOM
18. 2026-05-30
    days on market $260,000 Active 53 DOM
19. 2026-04-25
    price $260,000 586-char remark

    Show marketing remark (586 chars)

    Home Sweet Home in Hollywood/Scotsman! Located on a quiet cul-de-sac this home offers 3-bedrooms, 2-baths, attached 2-car garage and features Lots of Storage. A large utility room, with a sink and a lot of Storage, a room between utility and garage to use for your choosing, a hide-a-way built-in desk in the hallway, and a floor plan that flows. A nice Feature of this home is it has STORAGE throughout! Ideal for the young couple starting their family or those wishing to downsize. Located close to Loop 335 and I-27 makes for easy access to work, dining, shopping, and entertainment.

20. 2026-04-07
    listed $269,000 Active 586-char remark

    Show marketing remark (586 chars)

    Home Sweet Home in Hollywood/Scotsman! Located on a quiet cul-de-sac this home offers 3-bedrooms, 2-baths, attached 2-car garage and features Lots of Storage. A large utility room, with a sink and a lot of Storage, a room between utility and garage to use for your choosing, a hide-a-way built-in desk in the hallway, and a floor plan that flows. A nice Feature of this home is it has STORAGE throughout! Ideal for the young couple starting their family or those wishing to downsize. Located close to Loop 335 and I-27 makes for easy access to work, dining, shopping, and entertainment.

21. 2023-10-10
    price $245,000
22. 2021-02-12
    soldstatus
23. 2021-02-12
    soldstatus
24. 2021-01-13
    listed $195,000
25. 2015-08-14
    soldstatus
26. 2015-08-13
    soldstatus
27. 2015-05-29
    listed $175,000
28. 2012-07-10
    soldstatus
29. 2005-12-13
    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: $5,047 · $421/mo
• Projected year-2 tax: $5,047 · $421/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 8/10 Severe
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,743
• − Mortgage interest: −$14,564
• − Property taxes: −$5,047
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$7,564
• Taxable loss: −$5,171
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $449/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: Canyon ISD
• NCES district ID: 4812810
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $65,177
• Composite: 50.07/100
• National rank: #1912
• State rank: #78 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): 16,994
• Household income: $66,683
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 208.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 13% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 13% Other Indo-European 2% Other Asian/Pacific 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: ▼ -226.16%
• Current HPI: 180.2164
• Rent YoY: ▲ 6.04%
• 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

+48.6% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $260,000 AARMLS
• 2026-04-07 Listed $269,000 AARMLS
• 2023-10-10 Price Changed $245,000 AARMLS
• 2021-02-12 Sold (Public Records) — Public Records
• 2021-02-12 Sold (MLS) — AARMLS
• 2021-01-13 Listed $195,000 AARMLS
• 2015-08-14 Sold (Public Records) — Public Records
• 2015-08-13 Sold (MLS) — AARMLS
• 2015-05-29 Listed $175,000 AARMLS
• 2012-07-10 Sold (Public Records) — Public Records
• 2005-12-13 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $5,047 · +4.8% YoY. Source: county tax records.