1812 Magnolia St · Amarillo, TX 79107

$99,900

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 160 Days on market

Built 1952 7,841 sqft lot $108/sqft · 41% above area Est $71k · 41% over ↓ 9% 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE! CUTE! CUTE! In Hamlet! Are you looking for an economical home for yourself or as an investment? Then don't miss this one!! New flooring and walls painted in the kitchen. This three-bedroom, one-bath, one-owner home is ready for a new owner to refresh it and give it a nice fresh start! An attached garage houses the washer and dryer. With a chain link fenced yard, both front and back, you have lots of outdoor space for kids, dogs, or just entertaining! This cute house is just waiting to be loved as much as the original owners loved it! Make your appointment to see it today!

Key facts

• Attached garage
• Outdoor space
• 7,841 sq ft lot

Tags

• ATTACHED GARAGE
• CHAIN LINK FENCED YARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $70,623
• List price: $99,900
• Delta: 41.46%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,418
• Equity at exit: $14,895

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $13,550
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$524
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $200

Break-even live

Break-even rent $899

Max offer price $99,900

Occupancy floor 78%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Redwood St Amarillo, TX	3.0	1.0	926	$1,350	$1.46	43d	1	0.61mi
2904 N Mirror St Amarillo, TX	2.0	1.0	608	$1,050	$1.73	20d	1	0.90mi
509 Jason Ave Amarillo, TX	1.0–2.0	1.0–2.0	931	$962	$1.03	12d	1	0.99mi
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	43d	1	1.30mi
4005 Hilltop Dr Apt D Amarillo, TX	3.0	2.0	924	$1,250	$1.35	20d	1	1.38mi
4005 Hilltop Dr Apt C Amarillo, TX	2.0	1.0	784	$850	$1.08	20d	1	1.38mi
1637 NW 16th Ave Amarillo, TX	3.0	1.0	1056	$1,100	$1.04	20d	1	1.43mi
1220 N Nelson St Amarillo, TX	2.0	1.0	550	$900	$1.64	20d	1	1.44mi
2405 Rule St Amarillo, TX	2.0	1.0	720	$850	$1.18	43d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 160 DOM
2. 2026-06-17
   days on market $99,900 Active 159 DOM
3. 2026-06-16
   days on market $99,900 Active 158 DOM
4. 2026-06-15
   days on market $99,900 Active 157 DOM
5. 2026-06-14
   days on market $99,900 Active 155 DOM
6. 2026-06-13
   days on market $99,900 Active 154 DOM
7. 2026-06-10
   days on market $99,900 Active 152 DOM
8. 2026-06-09
   days on market $99,900 Active 151 DOM
9. 2026-06-08
   days on market $99,900 Active 150 DOM
10. 2026-06-07
    days on market $99,900 Active 149 DOM
11. 2026-06-03
    days on market $99,900 Active 145 DOM
12. 2026-06-02
    days on market $99,900 Active 144 DOM
13. 2026-06-01
    days on market $99,900 Active 143 DOM
14. 2026-05-31
    days on market $99,900 Active 142 DOM
15. 2026-05-30
    days on market $99,900 Active 141 DOM
16. 2026-04-23
    status Active 584-char remark

    Show marketing remark (584 chars)

    CUTE! CUTE! CUTE! In Hamlet! Are you looking for an economical home for yourself or as an investment? Then don't miss this one!! New flooring and walls painted in the kitchen. This three-bedroom, one-bath, one-owner home is ready for a new owner to refresh it and give it a nice fresh start! An attached garage houses the washer and dryer. With a chain link fenced yard, both front and back, you have lots of outdoor space for kids, dogs, or just entertaining! This cute house is just waiting to be loved as much as the original owners loved it! Make your appointment to see it today!

17. 2026-04-17
    historical Active Under Contract 584-char remark

    Show marketing remark (584 chars)

    CUTE! CUTE! CUTE! In Hamlet! Are you looking for an economical home for yourself or as an investment? Then don't miss this one!! New flooring and walls painted in the kitchen. This three-bedroom, one-bath, one-owner home is ready for a new owner to refresh it and give it a nice fresh start! An attached garage houses the washer and dryer. With a chain link fenced yard, both front and back, you have lots of outdoor space for kids, dogs, or just entertaining! This cute house is just waiting to be loved as much as the original owners loved it! Make your appointment to see it today!

18. 2026-03-24
    price $99,900 584-char remark

    Show marketing remark (584 chars)

    CUTE! CUTE! CUTE! In Hamlet! Are you looking for an economical home for yourself or as an investment? Then don't miss this one!! New flooring and walls painted in the kitchen. This three-bedroom, one-bath, one-owner home is ready for a new owner to refresh it and give it a nice fresh start! An attached garage houses the washer and dryer. With a chain link fenced yard, both front and back, you have lots of outdoor space for kids, dogs, or just entertaining! This cute house is just waiting to be loved as much as the original owners loved it! Make your appointment to see it today!

19. 2026-01-24
    price $105,000 584-char remark

    Show marketing remark (584 chars)

    CUTE! CUTE! CUTE! In Hamlet! Are you looking for an economical home for yourself or as an investment? Then don't miss this one!! New flooring and walls painted in the kitchen. This three-bedroom, one-bath, one-owner home is ready for a new owner to refresh it and give it a nice fresh start! An attached garage houses the washer and dryer. With a chain link fenced yard, both front and back, you have lots of outdoor space for kids, dogs, or just entertaining! This cute house is just waiting to be loved as much as the original owners loved it! Make your appointment to see it today!

20. 2026-01-08
    listed $110,000 Active 584-char remark

    Show marketing remark (584 chars)

    CUTE! CUTE! CUTE! In Hamlet! Are you looking for an economical home for yourself or as an investment? Then don't miss this one!! New flooring and walls painted in the kitchen. This three-bedroom, one-bath, one-owner home is ready for a new owner to refresh it and give it a nice fresh start! An attached garage houses the washer and dryer. With a chain link fenced yard, both front and back, you have lots of outdoor space for kids, dogs, or just entertaining! This cute house is just waiting to be loved as much as the original owners loved it! Make your appointment to see it today!

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$91/yr (+$8/mo · 5.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $13,827
• − Mortgage interest: −$5,596
• − Property taxes: −$1,737
• − Insurance: −$500
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,906
• Taxable income: $876
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $2,190/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

-9.2% since first listed

5 events — show timeline

• 2026-04-23 Relisted — AARMLS
• 2026-04-17 Contingent — AARMLS
• 2026-03-24 Price Changed $99,900 AARMLS
• 2026-01-24 Price Changed $105,000 AARMLS
• 2026-01-08 Listed $110,000 AARMLS

Property tax history

+5.1%/yr

Latest (2025): $1,737 · +12.2% YoY. Source: county tax records.