0 Southlawn Package · Amarillo, TX 79110

$950,000

None bd · None ba · 1,310 sqft · MultiFamily · 42 Days on market

Built 1980 Average condition

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Needing to do a 1031 exchange or looking for a great investment portfolio? Look no further! 6 addresses, 8 doors, all remodeled inside and out. 3705 S Tyler St (2 Units: 3/1, 1/1), 4121 S Hayden St (3/1), 4303 S Hayden St (3/1), 4424 S Lipscomb St (2 Units: 3/1.5, 1/1), 5201 Parker St (3/1), 5207 Parker St (3/1) Rent roll available upon request. All properties are occupied- NO TRESPASSING.

Key facts

• Built 1980
• Listed 41 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $950k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $950k).
• Recommended offer: $922k (3.0% 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: Rents rising fast (+6.0%/yr); 65 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $10,521/mo this rent would consume 189% of the median local household income ($67k/yr) (locally 208% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $266k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($922k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $921,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.5

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-9,397
• Equity at exit: $141,648

10-year hold

• IRR: 11.8%
• Equity multiple: 2.05×
• Total profit: $280,525
• Equity at exit: $82,139

Cash invested: $266,000 (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 79110

• Rents YoY: 6.0%
• Active inventory: 65
• Price-to-rent: 52.7×

Monthly cashflow live

• Estimated rent: $10,521 high
• Mortgage (P&I): −$4,982
• Tax est. 1.5%: −$1,188 /mo · $14,250/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,209
• Net cashflow: $1,746

Break-even live

Break-even rent $8,310

Max offer price $950,000

Occupancy floor 78%

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	3	1	$9,018
1× unit	3	1.5	$1,503
Total (7 units)			$10,521

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6801 Wolflin Ave Amarillo, TX	1.0–2.0	1.0–2.0	806	$1,065	$1.32	13d	7	0.37mi
1950 Howard Dr Unit 1952 Amarillo, TX	2.0	1.0	1079	$1,100	$1.02	43d	1	0.46mi
1950 Howard Dr Unit 1950 Amarillo, TX	2.0	1.0	1079	$1,050	$0.97	43d	1	0.46mi
1910 Howard Dr Amarillo, TX	2.0	1.0	1055	$1,150	$1.09	43d	1	0.51mi
1921 Gregory Dr Amarillo, TX	2.0	1.0	934	$899	$0.96	13d	1	0.55mi
1917 Gregory Dr Amarillo, TX	2.0	1.0	928	$899	$0.97	13d	1	0.55mi
1915 Gregory Dr Amarillo, TX	2.0	1.0	928	$899	$0.97	13d	1	0.56mi
7603 Canode Dr Amarillo, TX	3.0	2.0	1739	$2,200	$1.27	13d	1	0.88mi
7727 Cervin Dr Amarillo, TX	2.0	2.0	1696	$2,200	$1.30	43d	1	1.01mi
1509 Bell St Amarillo, TX	3.0	2.0	1407	$1,745	$1.24	21d	1	1.12mi
2303 Larry St Amarillo, TX	3.0	2.0	1522	$1,900	$1.25	13d	1	1.23mi
2801 Ranch House Rd Amarillo, TX	3.0	2.0	1205	$2,100	$1.74	43d	1	1.33mi
8910 Hockley St Amarillo, TX	2.0	2.0	1005	$1,850	$1.84	43d	1	1.38mi
2808 Haystack Way Amarillo, TX	2.0	2.0	1010	$1,850	$1.83	43d	1	1.42mi
5117 SW 16th Ave Amarillo, TX	3.0	2.0	1513	$1,745	$1.15	21d	1	1.47mi

Listing history 13 events

1. 2026-06-15
   days on market $950,000 Active 42 DOM
2. 2026-06-14
   days on market $950,000 Active 40 DOM
3. 2026-06-13
   days on market $950,000 Active 39 DOM
4. 2026-06-10
   days on market $950,000 Active 37 DOM
5. 2026-06-09
   days on market $950,000 Active 36 DOM
6. 2026-06-08
   days on market $950,000 Active 35 DOM
7. 2026-06-07
   days on market $950,000 Active 34 DOM
8. 2026-06-03
   days on market $950,000 Active 30 DOM
9. 2026-06-02
   days on market $950,000 Active 29 DOM
10. 2026-06-01
    days on market $950,000 Active 28 DOM
11. 2026-05-31
    days on market $950,000 Active 27 DOM
12. 2026-05-30
    days on market $950,000 Active 26 DOM
13. 2026-05-04
    listed $950,000 Active 393-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $126,252
• − Mortgage interest: −$53,215
• − Property taxes: −$14,250
• − Insurance: −$4,750
• − Repairs & maintenance: −$10,100
• − Management: −$10,100
• − Depreciation: −$27,636
• Taxable income: $6,201
• Est. tax owed @ 24.0%: −$1,488
• After-tax cash flow: $19,468/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.

Condition & rehab AI · 11 photos

Average 55/100 Moderate rehab

The property requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and resale/rental value.

Repairs flagged

• Moderate Exterior siding — Some discoloration and wear visible on the white siding.
• Moderate Interior drywall — Exposed framing and drywall in unfinished areas.
• Minor Landscaping — Minimal landscaping with dry grass and a tree in the front yard.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve the curb appeal and resale value.
• Resale Paint interior drywall — Fresh paint can improve the interior appearance and resale value.
• Both Landscaping — Improved landscaping can enhance curb appeal and attract potential tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Some discoloration and wear visible on the white siding.	Moderate	$3,000–15,000
Interior drywall · Exposed framing and drywall in unfinished areas.	Moderate	$3,000–15,000
Landscaping · Minimal landscaping with dry grass and a tree in the front yard.	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve the curb appeal and resale value. ↑
• Resale Paint interior drywall — Fresh paint can improve the interior appearance and resale value. ↑
• Both Landscaping — Improved landscaping can enhance curb appeal and attract potential tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 (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: 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 · 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: ▼ -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