4409 SE 25th Ave · Amarillo, TX 79103

$129,900

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 127 Days on market

Built 1984 Fair condition 0.80 ac lot $122/sqft · at area comps Est $130k · at est. ↓ 21% since listing

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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 +19.3/30.0
• ARV discount +7.6/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Approximately 0.80 acres of unrestricted land in Amarillo offering rare flexibility for industrial, commercial, or residential use. Located at 4409 SE 25th Street, this property is all about the land and its potential. The site includes a mobile home, detached garage, and small storage shed, providing immediate use while planning future improvements. With no zoning restrictions, this property is ideal for investors, business owners, or owner-users needing space that adapts to their plans. Whether for a shop, yard, small warehouse, service-based business, mixed-use concept, or continued residential use, Unrestricted tracts like this are increasingly hard to find, making this a strong opportunity for redevelopment or long-term investment in a growing Amarillo market.

Key facts

• Mobile home
• Unrestricted land
• Detached garage

Tags

• UNRESTRICTED LAND
• MOBILE HOME
• DETACHED GARAGE
• SMALL STORAGE SHED
• NO ZONING RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% 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: 19 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $130,196
• List price: $129,900
• Delta: -0.23%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-12,002
• Equity at exit: $19,369

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,254
• Equity at exit: $11,231

Cash invested: $36,372 (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 79103

• Home prices YoY: -23.8%
• Active inventory: 19
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $142

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 84%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2321 S Eastern St Amarillo, TX	3.0	1.0	1270	$1,150	$0.91	11d	1	0.32mi
3213 Hodges St Amarillo, TX	3.0	1.5	1092	$1,475	$1.35	44d	1	0.66mi
2715 S Marrs St Amarillo, TX	3.0	1.5	1274	$1,295	$1.02	43d	1	1.09mi
621 S Hill St Amarillo, TX	3.0	2.0	1240	$1,600	$1.29	43d	1	1.14mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $129,900 Pending 127 DOM
2. 2026-06-03
   days on market $129,900 Active 124 DOM
3. 2026-06-02
   days on market $129,900 Active 123 DOM
4. 2026-06-01
   days on market $129,900 Active 122 DOM
5. 2026-05-31
   days on market $129,900 Active 121 DOM
6. 2026-05-30
   days on market $129,900 Active 120 DOM
7. 2026-05-09
   price $129,900 775-char remark

   Show marketing remark (775 chars)

   Approximately 0.80 acres of unrestricted land in Amarillo offering rare flexibility for industrial, commercial, or residential use. Located at 4409 SE 25th Street, this property is all about the land and its potential. The site includes a mobile home, detached garage, and small storage shed, providing immediate use while planning future improvements. With no zoning restrictions, this property is ideal for investors, business owners, or owner-users needing space that adapts to their plans. Whether for a shop, yard, small warehouse, service-based business, mixed-use concept, or continued residential use, Unrestricted tracts like this are increasingly hard to find, making this a strong opportunity for redevelopment or long-term investment in a growing Amarillo market.

8. 2026-04-21
   price $144,500 775-char remark

   Show marketing remark (775 chars)

   Approximately 0.80 acres of unrestricted land in Amarillo offering rare flexibility for industrial, commercial, or residential use. Located at 4409 SE 25th Street, this property is all about the land and its potential. The site includes a mobile home, detached garage, and small storage shed, providing immediate use while planning future improvements. With no zoning restrictions, this property is ideal for investors, business owners, or owner-users needing space that adapts to their plans. Whether for a shop, yard, small warehouse, service-based business, mixed-use concept, or continued residential use, Unrestricted tracts like this are increasingly hard to find, making this a strong opportunity for redevelopment or long-term investment in a growing Amarillo market.

9. 2026-03-20
   price $149,500 775-char remark

   Show marketing remark (775 chars)

   Approximately 0.80 acres of unrestricted land in Amarillo offering rare flexibility for industrial, commercial, or residential use. Located at 4409 SE 25th Street, this property is all about the land and its potential. The site includes a mobile home, detached garage, and small storage shed, providing immediate use while planning future improvements. With no zoning restrictions, this property is ideal for investors, business owners, or owner-users needing space that adapts to their plans. Whether for a shop, yard, small warehouse, service-based business, mixed-use concept, or continued residential use, Unrestricted tracts like this are increasingly hard to find, making this a strong opportunity for redevelopment or long-term investment in a growing Amarillo market.

10. 2026-02-04
    price $154,900 775-char remark

    Show marketing remark (775 chars)

    Approximately 0.80 acres of unrestricted land in Amarillo offering rare flexibility for industrial, commercial, or residential use. Located at 4409 SE 25th Street, this property is all about the land and its potential. The site includes a mobile home, detached garage, and small storage shed, providing immediate use while planning future improvements. With no zoning restrictions, this property is ideal for investors, business owners, or owner-users needing space that adapts to their plans. Whether for a shop, yard, small warehouse, service-based business, mixed-use concept, or continued residential use, Unrestricted tracts like this are increasingly hard to find, making this a strong opportunity for redevelopment or long-term investment in a growing Amarillo market.

11. 2026-01-30
    status Active 775-char remark

    Show marketing remark (775 chars)

    Approximately 0.80 acres of unrestricted land in Amarillo offering rare flexibility for industrial, commercial, or residential use. Located at 4409 SE 25th Street, this property is all about the land and its potential. The site includes a mobile home, detached garage, and small storage shed, providing immediate use while planning future improvements. With no zoning restrictions, this property is ideal for investors, business owners, or owner-users needing space that adapts to their plans. Whether for a shop, yard, small warehouse, service-based business, mixed-use concept, or continued residential use, Unrestricted tracts like this are increasingly hard to find, making this a strong opportunity for redevelopment or long-term investment in a growing Amarillo market.

12. 2026-01-13
    listed $165,000 Active 775-char remark

    Show marketing remark (775 chars)

    Approximately 0.80 acres of unrestricted land in Amarillo offering rare flexibility for industrial, commercial, or residential use. Located at 4409 SE 25th Street, this property is all about the land and its potential. The site includes a mobile home, detached garage, and small storage shed, providing immediate use while planning future improvements. With no zoning restrictions, this property is ideal for investors, business owners, or owner-users needing space that adapts to their plans. Whether for a shop, yard, small warehouse, service-based business, mixed-use concept, or continued residential use, Unrestricted tracts like this are increasingly hard to find, making this a strong opportunity for redevelopment or long-term investment in a growing Amarillo market.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 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: $15,789
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,779
• Taxable loss: −$390
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,795/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its appearance and value. Immediate updates to the exterior, interior, and landscaping will significantly enhance its resale and rental potential.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance
• Moderate Exterior siding — Weathered appearance
• Minor Carpeted flooring — Signs of wear
• Minor Paint on interior walls — Faded appearance
• Major Landscaping — Minimal and dirt lot visible

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves appearance and value
• Both Landscaping and curb appeal — Enhances property's appeal and value
• Both HVAC system maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Carpeted flooring · Signs of wear	Minor	$500–3,000
Paint on interior walls · Faded appearance	Minor	$500–3,000
Landscaping · Minimal and dirt lot visible	Major	$15,000–50,000
Total estimated repair cost · 6 items		$20,000–77,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves appearance and value ↑
• Both Landscaping and curb appeal — Enhances property's appeal and value ↑
• Both HVAC system maintenance — Ensures comfort and energy efficiency ↑

ⓘ 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
• City population: 185,802
• Population (ZIP): 11,591

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 32% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Iranian 1%
• Foreign-born: 13% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 26%

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: ▼ -64.34%
• Current HPI: 206.3917
• Rent YoY: —
• Metro: —
• 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

-21.3% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $129,900 AARMLS
• 2026-04-21 Price Changed $144,500 AARMLS
• 2026-03-20 Price Changed $149,500 AARMLS
• 2026-02-04 Price Changed $154,900 AARMLS
• 2026-01-30 Relisted — AARMLS
• 2026-01-13 Listed $165,000 AARMLS

Property tax history

+3.1%/yr

Latest (2025): $208 · +24.9% YoY. Source: county tax records.