2401 S Pierce St · Amarillo, TX 79109

$104,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 27 Days on market

Built 1926

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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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an investor to pick up an occupied 2/1 with a fenced yard.

Key facts

• Fenced yard
• Built 1926
• Listed 27 days

Tags

• FENCED YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Located in SE Amarillo within city limits; Directions: South on Pierce from SE 27th

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $4 ($52/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (17.0% below list).
• Recommended offer: $86k (17.0% 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: Landergin El (math 52% / reading 37%, grade F, #1,155 of 4,322 statewide, top 29%, 236 students, 90% FRL); Austin Middle (math 47% / reading 43%, grade D, #479 of 1,662 statewide, top 29%, 677 students, 63% FRL); Tascosa H S (math 36% / reading 45%, grade F, #798 of 1,632 statewide, top 49%, 2,187 students, 57% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).
• This rent is only 15% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,306 (17.0% below list)

Questions for the listing agent

1. Built in 1926 — 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-14,600
• Equity at exit: $15,507

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-3,864
• Equity at exit: $8,992

Cash invested: $29,120 (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 79109

• Rents YoY: 5.2%
• Active inventory: 157
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $863 high
• Mortgage (P&I): −$545
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $4

Break-even live

Break-even rent $858

Max offer price $104,000

Occupancy floor 94%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 S Polk St #204 Amarillo, TX	1.0	1.0	549	$1,300	$2.37	43d	1	0.25mi
2216 S Polk St Apt D Amarillo, TX	1.0	1.0	544	$575	$1.06	43d	1	0.26mi
1616 1 S Polk St Unit 1 Amarillo, TX	1.0	1.0	530	$525	$0.99	43d	1	0.65mi
612 SW 17th Ave Amarillo, TX	1.0	1.0	1008	$650	$0.64	21d	1	0.85mi
2030 S Hayden St Amarillo, TX	1.0	1.0	630	$650	$1.03	13d	1	0.89mi
3703 S Monroe St Amarillo, TX	2.0	1.0	750	$1,100	$1.47	21d	1	1.00mi
709 SW 14th Ave Unit 4 Amarillo, TX	1.0	1.0	700	$695	$0.99	21d	1	1.07mi
3813 S Washington St Unit B Amarillo, TX	2.0	2.0	954	$1,050	$1.10	43d	1	1.14mi
4205 S Tyler St Amarillo, TX	2.0	1.0	852	$925	$1.09	43d	1	1.30mi
4108 S Washington St Amarillo, TX	1.0	1.0	624	$850	$1.36	13d	1	1.32mi
901 S Roberts St Amarillo, TX	2.0	1.0	1068	$1,200	$1.12	43d	1	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $104,000 Active 27 DOM
2. 2026-06-17
   days on market $104,000 Active 26 DOM
3. 2026-06-16
   days on market $104,000 Active 25 DOM
4. 2026-06-15
   days on market $104,000 Active 24 DOM
5. 2026-06-14
   days on market $104,000 Active 22 DOM
6. 2026-06-13
   days on market $104,000 Active 21 DOM
7. 2026-06-10
   days on market $104,000 Active 19 DOM
8. 2026-06-09
   days on market $104,000 Active 18 DOM
9. 2026-06-08
   days on market $104,000 Active 17 DOM
10. 2026-06-07
    days on market $104,000 Active 16 DOM
11. 2026-06-03
    days on market $104,000 Active 12 DOM
12. 2026-06-02
    days on market $104,000 Active 11 DOM
13. 2026-06-01
    days on market $104,000 Active 10 DOM
14. 2026-05-31
    days on market $104,000 Active 9 DOM
15. 2026-05-30
    days on market $104,000 Active 8 DOM
16. 2026-05-22
    listed $104,000 Active
17. 2014-10-21
    soldstatus
18. 2014-08-15
    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: $1,065 · $89/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$838/yr (+$70/mo · 78.7%)

ⓘ 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: $10,357
• − Mortgage interest: −$5,826
• − Property taxes: −$1,065
• − Insurance: −$520
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$3,025
• Taxable loss: −$1,736
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $469/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): 43,578
• Household income: $70,435
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1640.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 12% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

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: ▼ -227.95%
• Current HPI: 171.6795
• Rent YoY: ▲ 5.24%
• 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

3 events — show timeline

• 2026-05-22 Listed $104,000 AARMLS
• 2014-10-21 Sold (Public Records) — Public Records
• 2014-08-15 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,065 · -1.7% YoY. Source: county tax records.