1009 Sycamore St · Amarillo, TX 79107

$175,000

4 bd · 2.0 ba · 1,627 sqft · SingleFamily public records · 32 Days on market

Built 1962 $108/sqft · 138% above area

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Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This beautifully move in ready home features 4 bedrooms, 2 baths and a spacious back yard. 2024 Updates per seller: roof, flooring, interior paint, HVAC, water heater, fence, updated bathrooms. Come out and fall in love with this wonderful home and make it yours today!

Key facts

• Built 1962
• Listed 32 days

Property features AI

Finance

• Other: Zoning: 0300 - NE Amarillo in City Limits

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and brick veneer exterior; Composition roof
• Exterior features: Wood fencing; South-facing

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace in the living room; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (16.0% below list).
• Recommended offer: $147k (16.0% 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: Hamlet El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 295 students, 91% FRL); Mann Middle (math 36% / reading 29%, grade F, #947 of 1,662 statewide, top 58%, 458 students, 92% FRL); Palo Duro H S (math 39% / reading 33%, grade F, #930 of 1,632 statewide, top 57%, 1,923 students, 84% FRL) — zoned schools average 89% FRL vs 58% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Amarillo ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 120 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 43% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,960 (16.0% 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 32 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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: 0.84% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 9.9

CMA / ARV

• ARV (median comp): $73,542
• List price: $175,000
• Delta: 137.96%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-36,605
• Equity at exit: $26,093

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-42,294
• Equity at exit: $15,131

Cash invested: $49,000 (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 79107

• Home prices YoY: -20.9%
• Active inventory: 120
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$301 /mo · $3,612/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-131

Break-even live

Break-even rent $1,635

Max offer price $151,922

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-81	+0% $-131	+5% $-180	+10% $-230
Rent	-10% $-247	-5% $-189	+0% $-131	+5% $-73	+10% $-15
Rate	-1.0pp $-43	-0.5pp $-86	base $-131	+0.5pp $-176	+1.0pp $-222

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 Jason Ave Amarillo, TX	2.0–4.0	2.0	1296	$1,342	$1.04	3d	3	0.50mi
2012 Ron Dr Amarillo, TX	3.0	1.5	1463	$1,795	$1.23	23d	1	0.84mi
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	45d	1	1.14mi

Listing history 14 events

1. 2026-05-19
   status Pending 455-char remark
2. 2026-05-04
   historical Active Under Contract 455-char remark
3. 2026-04-17
   listed $175,000 Active 455-char remark
4. 2024-12-02
   soldstatus Closed 283-char remark

   Show marketing remark (283 chars)

   Welcome home! This beautifully move in ready home features 4 bedrooms, 2 baths and a spacious back yard. 2024 Updates per seller: roof, flooring, interior paint, HVAC, water heater, fence, updated bathrooms. Come out and fall in love with this wonderful home and make it yours today!

5. 2024-12-02
   soldstatus

   Show marketing remark (283 chars)

   Welcome home! This beautifully move in ready home features 4 bedrooms, 2 baths and a spacious back yard. 2024 Updates per seller: roof, flooring, interior paint, HVAC, water heater, fence, updated bathrooms. Come out and fall in love with this wonderful home and make it yours today!

6. 2024-10-30
   historical Active Under Contract 283-char remark

   Show marketing remark (283 chars)

   Welcome home! This beautifully move in ready home features 4 bedrooms, 2 baths and a spacious back yard. 2024 Updates per seller: roof, flooring, interior paint, HVAC, water heater, fence, updated bathrooms. Come out and fall in love with this wonderful home and make it yours today!

7. 2024-10-11
   price $174,900 283-char remark

   Show marketing remark (283 chars)

   Welcome home! This beautifully move in ready home features 4 bedrooms, 2 baths and a spacious back yard. 2024 Updates per seller: roof, flooring, interior paint, HVAC, water heater, fence, updated bathrooms. Come out and fall in love with this wonderful home and make it yours today!

8. 2024-09-27
   listed $179,900 Active 283-char remark

   Show marketing remark (283 chars)

   Welcome home! This beautifully move in ready home features 4 bedrooms, 2 baths and a spacious back yard. 2024 Updates per seller: roof, flooring, interior paint, HVAC, water heater, fence, updated bathrooms. Come out and fall in love with this wonderful home and make it yours today!

9. 2024-01-18
   soldstatus
10. 2024-01-17
    soldstatus Closed

    Show marketing remark (222 chars)

    If you're looking for a home to add to an investment portfolio, you've found it! With just a little bit of work, this home can be ready for a new family! Bring your investors to check it out! Call me for a private showing!

11. 2024-01-16
    historical

    Show marketing remark (222 chars)

    If you're looking for a home to add to an investment portfolio, you've found it! With just a little bit of work, this home can be ready for a new family! Bring your investors to check it out! Call me for a private showing!

12. 2023-12-01
    price $95,000

    Show marketing remark (222 chars)

    If you're looking for a home to add to an investment portfolio, you've found it! With just a little bit of work, this home can be ready for a new family! Bring your investors to check it out! Call me for a private showing!

13. 2023-11-03
    price $102,000

    Show marketing remark (222 chars)

    If you're looking for a home to add to an investment portfolio, you've found it! With just a little bit of work, this home can be ready for a new family! Bring your investors to check it out! Call me for a private showing!

14. 2023-08-30
    listed $108,000 Active

    Show marketing remark (222 chars)

    If you're looking for a home to add to an investment portfolio, you've found it! With just a little bit of work, this home can be ready for a new family! Bring your investors to check it out! Call me for a private showing!

ⓘ 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: $3,612 · $301/mo
• Projected year-2 tax: $3,612 · $301/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 5/10 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: $17,635
• − Mortgage interest: −$9,803
• − Property taxes: −$3,612
• − Insurance: −$875
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$5,091
• Taxable loss: −$4,567
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-472/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

+62.0% since first listed

16 events — show timeline

• 2026-06-03 Sold (Public Records) — Public Records
• 2026-06-02 Sold (MLS) — AARMLS
• 2026-05-19 Pending — AARMLS
• 2026-05-04 Contingent — AARMLS
• 2026-04-17 Listed $175,000 AARMLS
• 2024-12-02 Sold (Public Records) — Public Records
• 2024-12-02 Sold (MLS) — AARMLS
• 2024-10-30 Contingent — AARMLS
• 2024-10-11 Price Changed $174,900 AARMLS
• 2024-09-27 Listed $179,900 AARMLS
• 2024-01-18 Sold (Public Records) — Public Records
• 2024-01-17 Sold (MLS) — AARMLS
• 2024-01-16 Delisted — AARMLS
• 2023-12-01 Price Changed $95,000 AARMLS
• 2023-11-03 Price Changed $102,000 AARMLS
• 2023-08-30 Listed $108,000 AARMLS

Property tax history

+9.0%/yr

Latest (2025): $3,612 · +50.3% YoY. Source: county tax records.