9505 Perry Ave · Amarillo, TX 79119

$275,000

3 bd · 2.0 ba · 1,693 sqft · SingleFamily public records · 22 Days on market

Built 2014

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh facelift on this Hillside Terrace beauty. Fence and roof recently replaced. Fresh paint & carpet. Gorgeous wood floors. Open kitchen to den looking onto outdoor living. Cozy fireplace with gas logs in den. Granite counter tops and new grey subway tile backsplash. Master suite has spacious bath with his and her closets. Crisp and clean. .. move in ready!

Key facts

• Open floorplan
• Large covered patio
• Granite countertops

Tags

• HILLSIDE TERRACE NEIGHBORHOOD
• OPEN FLOORPLAN
• LARGE COVERED PATIO
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached rear-facing garage with automatic opener (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Brick / brick veneer construction; Composition roof; Slab foundation; Built in 2026
• Exterior features: Wood fencing; North-facing

Interior

• Kitchen: Range; Dishwasher; Microwave; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas central heating; Central electric cooling; Ceiling fans
• Interior features: Disposal; Dishwasher; Range; Microwave; Gas water heater; Gas-log fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (15.1% below list).
• Recommended offer: $233k (15.1% 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: Hillside El (math 65% / reading 60%, grade B, #311 of 4,322 statewide, top 7%, 348 students, 33% FRL); West Plains J H (math 59% / reading 58%, grade B, #185 of 1,662 statewide, top 12%, 615 students, 33% FRL); West Plains H S (910 students, 31% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 477 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 22 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,423 (15.1% 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. 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: 0.85% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.21% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.38×
• Total profit: $-47,528
• Equity at exit: $41,003

10-year hold

• IRR: -3.5%
• Equity multiple: 0.73×
• Total profit: $-20,824
• Equity at exit: $23,777

Cash invested: $77,000 (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 79119

• Home prices YoY: -19.1%
• Rents YoY: 6.2%
• Active inventory: 477
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$458 /mo · $5,493/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-170

Break-even live

Break-even rent $2,550

Max offer price $244,899

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7506 John Thomas St Amarillo, TX	4.0	2.0	1732	$3,200	$1.85	13d	1	0.34mi
7602 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.35mi
7517 John Thomas St Amarillo, TX	3.0	2.0	1642	$2,400	$1.46	44d	1	0.38mi
7206 Nick St Amarillo, TX	3.0	2.0	1939	$2,200	$1.13	13d	1	0.42mi
7514 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.45mi
7600 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.45mi
7516 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.45mi
7615 Arlo Dr Amarillo, TX	3.0	2.0	1702	$2,500	$1.47	21d	1	0.46mi
Mosley St Amarillo, TX	3.0	2.0	1636	$2,000	$1.22	44d	1	0.48mi
6801 Mosley St Amarillo, TX	2.0	2.0	1497	$1,725	$1.15	44d	1	0.53mi
7628 S Soncy Rd Amarillo, TX	1.0–3.0	1.0–2.0	1105	$1,750	$1.58	13d	3	0.57mi
Time Sq Amarillo, TX	3.0	2.0	1898	$2,450	$1.29	21d	1	0.85mi
9181 Town Square Blvd #1241 Amarillo, TX	1.0–3.0	1.0–2.0	998	$1,678	$1.68	44d	25	0.96mi

Listing history 25 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   days on market $275,000 Active 22 DOM
3. 2026-06-17
   days on market $275,000 Active 21 DOM
4. 2026-06-16
   days on market $275,000 Active 20 DOM
5. 2026-06-15
   days on market $275,000 Active 19 DOM
6. 2026-06-14
   days on market $275,000 Active 17 DOM
7. 2026-06-13
   days on market $275,000 Active 16 DOM
8. 2026-06-10
   days on market $275,000 Active 14 DOM
9. 2026-06-09
   days on market $275,000 Active 13 DOM
10. 2026-06-09
    price $275,000 Active 12 DOM
11. 2026-06-08
    days on market $281,000 Active 12 DOM
12. 2026-06-07
    days on market $281,000 Active 11 DOM
13. 2026-06-05
    days on market $281,000 Active 8 DOM
14. 2026-06-03
    days on market $281,000 Active 7 DOM
15. 2026-06-02
    days on market $281,000 Active 6 DOM
16. 2026-06-01
    days on market $281,000 Active 5 DOM
17. 2026-05-31
    days on market $281,000 Active 4 DOM
18. 2026-05-30
    days on market $281,000 Active 3 DOM
19. 2026-05-28
    listed $281,000 Active
20. 2020-06-15
    soldstatus 367-char remark

    Show marketing remark (367 chars)

    Fresh facelift on this Hillside Terrace beauty. Fence and roof recently replaced. Fresh paint & carpet. Gorgeous wood floors. Open kitchen to den looking onto outdoor living. Cozy fireplace with gas logs in den. Granite counter tops and new grey subway tile backsplash. Master suite has spacious bath with his and her closets. Crisp and clean. .. move in ready!

21. 2020-06-15
    soldstatus

    Show marketing remark (367 chars)

    Fresh facelift on this Hillside Terrace beauty. Fence and roof recently replaced. Fresh paint & carpet. Gorgeous wood floors. Open kitchen to den looking onto outdoor living. Cozy fireplace with gas logs in den. Granite counter tops and new grey subway tile backsplash. Master suite has spacious bath with his and her closets. Crisp and clean. .. move in ready!

22. 2020-04-02
    listed $210,000 367-char remark

    Show marketing remark (367 chars)

    Fresh facelift on this Hillside Terrace beauty. Fence and roof recently replaced. Fresh paint & carpet. Gorgeous wood floors. Open kitchen to den looking onto outdoor living. Cozy fireplace with gas logs in den. Granite counter tops and new grey subway tile backsplash. Master suite has spacious bath with his and her closets. Crisp and clean. .. move in ready!

23. 2016-05-20
    soldstatus
24. 2014-11-11
    soldstatus 288-char remark

    Show marketing remark (288 chars)

    New construction 3 bedroom 2 bath Garden Home in desired Hillside Terrace. Open Floorplan. Kitchen has stainless steel appliances and a bar that can seat several. Great design for entertaining. Isolated master has huge master bath with his and hers sinks and closets. Large covered patio.

25. 2014-07-25
    listed $179,900 288-char remark

    Show marketing remark (288 chars)

    New construction 3 bedroom 2 bath Garden Home in desired Hillside Terrace. Open Floorplan. Kitchen has stainless steel appliances and a bar that can seat several. Great design for entertaining. Isolated master has huge master bath with his and hers sinks and closets. Large covered patio.

ⓘ 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: $5,493 · $458/mo
• Projected year-2 tax: $5,493 · $458/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 6/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 16 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: $28,011
• − Mortgage interest: −$15,404
• − Property taxes: −$5,493
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − Depreciation: −$8,000
• Taxable loss: −$6,743
• Est. tax savings @ 24.0%: +$1,618
• After-tax cash flow: $-426/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): 24,907
• Household income: $114,432
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 272.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Slovak 2% Iranian 1%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 5% Chinese 1% Other Indo-European 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: ▼ -39.08%
• Current HPI: 165.3226
• Rent YoY: ▲ 6.21%
• 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

+56.2% since first listed

7 events — show timeline

• 2026-05-28 Listed $281,000 AARMLS
• 2020-06-15 Sold (Public Records) — Public Records
• 2020-06-15 Sold (MLS) — AARMLS
• 2020-04-02 Listed $210,000 AARMLS
• 2016-05-20 Sold (Public Records) — Public Records
• 2014-11-11 Sold (MLS) — AARMLS
• 2014-07-25 Listed $179,900 AARMLS

Property tax history

+24.9%/yr

Latest (2025): $5,493 · +4.5% YoY. Source: county tax records.