4100 S Lipscomb St · Amarillo, TX 79110

$167,500

3 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 33 Days on market

Built 1950 5,662 sqft lot

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home on a Corner lot. This 3 bedroom home has wood floors, CH & A with a wonderful kitchen with a built in hutch in the dining area. The dining and kitchen have ceramic tile floors. Lots of cabinets and space. Gas range and built in microwave. Wonderful front porch to watch the morning sunrise and large back patio for those evening sunsets. Large utility room. This is an adorable home you don't want to miss seeing!

Key facts

• Front porch
• Natural light
• Corner lot

Tags

• CORNER LOT
• NATURAL LIGHT
• GAS RANGE
• FRONT PORCH
• LARGE FRONT AND BACK YARD

Property features AI

Exterior

• Parking: Attached garage (1 car) with side-facing garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Faces east
• Exterior features: Wood fencing; Corner lot

Interior

• Kitchen: Range, Dishwasher, Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range, Dishwasher, Microwave; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-9 ($-105/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (12.2% below list).
• Recommended offer: $147k (12.2% 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: Lamar El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 314 students, 90% FRL); Fannin Middle (math 36% / reading 30%, grade F, #930 of 1,662 statewide, top 57%, 657 students, 79% FRL); Caprock H S (math 33% / reading 34%, grade F, #1,011 of 1,632 statewide, top 63%, 2,090 students, 76% FRL) — zoned schools average 82% FRL vs 58% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 65 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 33 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,017 (12.2% 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 33 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.5

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-23,037
• Equity at exit: $24,975

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-418
• Equity at exit: $14,482

Cash invested: $46,900 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$878
• Tax from tax record: −$222 /mo · $2,664/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-9

Break-even live

Break-even rent $1,481

Max offer price $165,951

Occupancy floor 96%

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3813 S Washington St Unit B Amarillo, TX	2.0	2.0	954	$1,050	$1.10	43d	1	0.31mi
4108 Crockett St Amarillo, TX	3.0	1.0	1373	$1,525	$1.11	43d	1	0.33mi
4316 S Hayden St Amarillo, TX	3.0	1.5	1356	$1,650	$1.22	43d	1	0.36mi
3703 S Monroe St Amarillo, TX	2.0	1.0	750	$1,100	$1.47	21d	1	0.44mi
4308 S Jackson St Amarillo, TX	3.0	1.0	1302	$1,490	$1.14	21d	1	0.52mi
4205 S Tyler St Amarillo, TX	2.0	1.0	852	$925	$1.09	43d	1	0.62mi
4611 Cline Rd Amarillo, TX	4.0	1.5	1500	$1,500	$1.00	21d	1	0.67mi
4615 S Lipscomb St Amarillo, TX	3.0	2.0	1168	$1,000	$0.86	13d	1	0.68mi
4620 S Hayden St Amarillo, TX	3.0	1.0	1036	$1,475	$1.42	21d	1	0.68mi
4623 Crockett St Amarillo, TX	2.0	1.0	720	$1,100	$1.53	21d	1	0.78mi
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	13d	1	0.87mi
3001 Curtis Dr Unit A Amarillo, TX	2.0	1.0	713	$1,100	$1.54	21d	1	1.14mi
3007 Curtis Dr Unit B Amarillo, TX	2.0	1.0	750	$950	$1.27	43d	1	1.17mi
3005 SW 28th Ave Unit C Amarillo, TX	3.0	2.0	1480	$1,700	$1.15	13d	1	1.26mi
608 Lochridge Amarillo, TX	3.0	2.0	1455	$1,900	$1.31	43d	1	1.30mi
3019 W 28th Ave Amarillo, TX	1.0–2.0	1.0–2.0	795	$775	$0.97	43d	1	1.31mi
3003 SW 27th Ave Amarillo, TX	2.0	1.5	808	$895	$1.11	13d	1	1.32mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	21d	1	1.36mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	13d	1	1.36mi
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	21d	1	1.36mi
307 Mikeska St Amarillo, TX	3.0	2.0	1250	$1,800	$1.44	21d	1	1.37mi
5315 Allen St Amarillo, TX	3.0	1.0	891	$1,200	$1.35	21d	1	1.41mi
3110 SW 27th Ave Amarillo, TX	3.0	2.0	1470	$1,482	$1.01	21d	1	1.45mi
3110 SW 27th Ave Amarillo, TX	1.0–3.0	1.0–2.0	1085	$1,482	$1.37	13d	3	1.45mi

Listing history 20 events

1. 2026-06-18
   status $167,500 Pending 33 DOM
2. 2026-06-18
   days on market $167,500 Active Under Contract 33 DOM
3. 2026-06-17
   days on market $167,500 Active Under Contract 32 DOM
4. 2026-06-16
   days on market $167,500 Active Under Contract 31 DOM
5. 2026-06-15
   days on market $167,500 Active Under Contract 30 DOM
6. 2026-06-14
   days on market $167,500 Active Under Contract 28 DOM
7. 2026-06-13
   days on market $167,500 Active Under Contract 27 DOM
8. 2026-06-10
   days on market $167,500 Active Under Contract 25 DOM
9. 2026-06-09
   days on market $167,500 Active Under Contract 24 DOM
10. 2026-06-08
    days on market $167,500 Active Under Contract 23 DOM
11. 2026-06-07
    days on market $167,500 Active Under Contract 22 DOM
12. 2026-06-03
    days on market $167,500 Active Under Contract 18 DOM
13. 2026-06-02
    days on market $167,500 Active Under Contract 17 DOM
14. 2026-06-01
    days on market $167,500 Active Under Contract 16 DOM
15. 2026-05-31
    days on market $167,500 Active Under Contract 15 DOM
16. 2026-05-30
    days on market $167,500 Active Under Contract 14 DOM
17. 2026-05-16
    listed $167,500 Active
18. 2018-03-05
    soldstatus 429-char remark

    Show marketing remark (429 chars)

    Lovely home on a Corner lot. This 3 bedroom home has wood floors, CH & A with a wonderful kitchen with a built in hutch in the dining area. The dining and kitchen have ceramic tile floors. Lots of cabinets and space. Gas range and built in microwave. Wonderful front porch to watch the morning sunrise and large back patio for those evening sunsets. Large utility room. This is an adorable home you don't want to miss seeing!

19. 2018-03-05
    soldstatus

    Show marketing remark (429 chars)

    Lovely home on a Corner lot. This 3 bedroom home has wood floors, CH & A with a wonderful kitchen with a built in hutch in the dining area. The dining and kitchen have ceramic tile floors. Lots of cabinets and space. Gas range and built in microwave. Wonderful front porch to watch the morning sunrise and large back patio for those evening sunsets. Large utility room. This is an adorable home you don't want to miss seeing!

20. 2018-01-18
    listed $97,500 429-char remark

    Show marketing remark (429 chars)

    Lovely home on a Corner lot. This 3 bedroom home has wood floors, CH & A with a wonderful kitchen with a built in hutch in the dining area. The dining and kitchen have ceramic tile floors. Lots of cabinets and space. Gas range and built in microwave. Wonderful front porch to watch the morning sunrise and large back patio for those evening sunsets. Large utility room. This is an adorable home you don't want to miss seeing!

ⓘ 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: $2,664 · $222/mo
• Projected year-2 tax: $3,065 · $255/mo
• Expected delta: +$401/yr (+$33/mo · 15.1%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,642
• − Mortgage interest: −$9,383
• − Property taxes: −$2,664
• − Insurance: −$838
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$4,873
• Taxable loss: −$2,938
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $600/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: 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

+71.8% since first listed

4 events — show timeline

• 2026-05-16 Listed $167,500 AARMLS
• 2018-03-05 Sold (Public Records) — Public Records
• 2018-03-05 Sold (MLS) — AARMLS
• 2018-01-18 Listed $97,500 AARMLS

Property tax history

+5.1%/yr

Latest (2025): $2,664 · +12.1% YoY. Source: county tax records.