2828 Brook Ave · Amarillo, TX 79107

$88,000

2 bd · 1.0 ba · 911 sqft · SingleFamily public records · 26 Days on market

Built 1945 Est $65k · 36% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• 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

INVESTMENT ALERT!!! PART OF A PACKAGE DEAL 14 PROPERTIES INCLUDED AT SALE PRICE $1,327,000.00 . This property is tenant occupied. We will have rent rolls available for the interested purchaser.

Key facts

• Garage
• Built 1945
• Listed 26 days

Property features AI

Exterior

• Parking: Attached front-facing garage with 1 space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding and frame construction; Composition roof
• Exterior features: Chain link fencing; North-facing property

Interior

• Kitchen: Range (stove) in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Cooling with ceiling fan(s)
• Interior features: Ceiling fan(s); Range (stove) included
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,680 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $64,681
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Sanborn St	0.39mi	3/1.0 (+1)	918 (+1%)	20mo	$64,900	$71	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-2,748
• Equity at exit: $13,121

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $12,476
• Equity at exit: $7,609

Cash invested: $24,640 (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: $1,002 high
• Mortgage (P&I): −$461
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $180

Break-even live

Break-even rent $773

Max offer price $88,000

Occupancy floor 77%

Sensitivity live

Price	-10% $230	-5% $205	+0% $180	+5% $156	+10% $131
Rent	-10% $101	-5% $141	+0% $180	+5% $220	+10% $260
Rate	-1.0pp $225	-0.5pp $203	base $180	+0.5pp $158	+1.0pp $134

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 N Nelson St Amarillo, TX	2.0	1.0	1000	$900	$0.90	44d	1	0.36mi
2405 Rule St Amarillo, TX	2.0	1.0	720	$850	$1.18	44d	1	0.42mi
1220 N Nelson St Amarillo, TX	2.0	1.0	550	$900	$1.64	21d	1	0.59mi
3606 NE 14th Ave Amarillo, TX	3.0	1.0	1088	$1,300	$1.19	14d	1	0.74mi
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	44d	1	0.91mi
3811 NE 17th Ave Amarillo, TX	2.0	1.0	786	$895	$1.14	44d	1	0.99mi
3411 NE 22nd Ave Amarillo, TX	3.0	1.0	982	$1,450	$1.48	14d	1	1.17mi
2411 N Vernon St Amarillo, TX	3.0	1.0	926	$1,250	$1.35	44d	1	1.47mi
702 N Buchanan St Unit B Amarillo, TX	1.0	1.0	640	$550	$0.86	14d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $88,000 Active 26 DOM
2. 2026-06-17
   days on market $88,000 Active 25 DOM
3. 2026-06-16
   days on market $88,000 Active 24 DOM
4. 2026-06-15
   days on market $88,000 Active 23 DOM
5. 2026-06-14
   days on market $88,000 Active 21 DOM
6. 2026-06-13
   days on market $88,000 Active 20 DOM
7. 2026-06-10
   days on market $88,000 Active 18 DOM
8. 2026-06-09
   days on market $88,000 Active 17 DOM
9. 2026-06-08
   days on market $88,000 Active 16 DOM
10. 2026-06-07
    days on market $88,000 Active 15 DOM
11. 2026-06-03
    days on market $88,000 Active 11 DOM
12. 2026-06-02
    days on market $88,000 Active 10 DOM
13. 2026-06-01
    days on market $88,000 Active 9 DOM
14. 2026-05-31
    days on market $88,000 Active 8 DOM
15. 2026-05-30
    days on market $88,000 Active 7 DOM
16. 2026-05-23
    listed $88,000 Active
17. 2025-01-31
    historical $750
18. 2025-01-08
    listed $750
19. 2008-05-19
    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: $1,351 · $113/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$259/yr (+$22/mo · 19.2%)

ⓘ 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 9/10 Extreme
• 🌡 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: $12,019
• − Mortgage interest: −$4,929
• − Property taxes: −$1,351
• − Insurance: −$440
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,560
• Taxable income: $815
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $1,970/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

4 events — show timeline

• 2026-05-23 Listed $88,000 AARMLS
• 2025-01-31 Rental Removed $750 APPFOLIO
• 2025-01-08 Listed for Rent $750 APPFOLIO
• 2008-05-19 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,351 · -8.3% YoY. Source: county tax records.