4609 SW 16th Ave · Amarillo, TX 79106

$97,094

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 38 Days on market

Built 1946 9,000 sqft lot $109/sqft · 54% below area

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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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BECAUSE THIS PROPERTY IS SUBJECT TO AUCTION, THE ''LIST PRICE'' IS AN ESTIMATE BASED ON PRAD. Offers can be made prior to auction. The list price has no bearing on the sale or auction price. Auction will be Online ONLY Bidding at assiter.com ending on May 7th @ 7:00PM. Open House will be April 23rd 3-5PM. Remodel Opportunity for investor or first time home buyer. Remodel supplies pictured and appliances pictured WILL convey with the sale. Some new windows throughout. New Stucco on exterior of home. 2 Bedroom 1 Bath Home in Avondale area. Large yard and parking area with drive-through gate to back.

Key facts

• New stucco
• Large yard
• Remodel opportunity

Tags

• REMODEL OPPORTUNITY
• NEW STUCCO
• LARGE YARD
• DRIVE-THROUGH GATE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $78 ($935/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (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 (+4.7%/yr); 132 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $672 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,181 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (median comp): $211,302
• List price: $97,094
• Delta: -54.05%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-8,974
• Equity at exit: $14,477

10-year hold

• IRR: 2.9%
• Equity multiple: 1.23×
• Total profit: $6,193
• Equity at exit: $8,395

Cash invested: $27,186 (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 79106

• Rents YoY: 4.7%
• Active inventory: 132
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$509
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $78

Break-even live

Break-even rent $913

Max offer price $97,094

Occupancy floor 87%

Sensitivity live

Price	-10% $133	-5% $105	+0% $78	+5% $50	+10% $23
Rent	-10% $-2	-5% $38	+0% $78	+5% $118	+10% $158
Rate	-1.0pp $127	-0.5pp $103	base $78	+0.5pp $53	+1.0pp $27

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: $24,274
• Closing costs: $2,913
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1326 Hillcrest St Amarillo, TX	3.0	1.0	958	$1,295	$1.35	21d	1	0.12mi
1625 S La Salle St Amarillo, TX	2.0	1.0	624	$900	$1.44	21d	1	0.18mi
900 S Avondale St Amarillo, TX	2.0	1.5	1000	$875	$0.88	14d	1	0.59mi
703 S Independence St Amarillo, TX	1.0	1.0	525	$710	$1.35	12d	2	0.91mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	21d	1	0.97mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	14d	17	1.02mi
2601 Linda Cir Amarillo, TX	1.0–2.0	1.0	650	$1,045	$1.61	44d	1	1.12mi
2700 W 16th Ave Amarillo, TX	1.0	1.0	693	$830	$1.20	14d	1	1.19mi
4231 SW 2nd Ave Amarillo, TX	2.0	1.0	891	$875	$0.98	21d	1	1.21mi
3500 Mockingbird Ln Amarillo, TX	1.0–3.0	1.0–2.0	834	$985	$1.18	21d	1	1.21mi
1908 Wisdom Dr Amarillo, TX	1.0	1.0	675	$735	$1.09	14d	1	1.24mi
406 S Tennessee St Amarillo, TX	2.0	1.0	837	$895	$1.07	21d	1	1.25mi
4226 SW 2nd Ave Amarillo, TX	2.0	2.0	800	$949	$1.19	14d	1	1.25mi
4224 SW 2nd Ave Amarillo, TX	2.0	1.0	891	$775	$0.87	21d	1	1.26mi
4222 SW 2nd Ave Amarillo, TX	1.0	1.0	1114	$799	$0.72	21d	1	1.26mi
1915 Gregory Dr Amarillo, TX	2.0	1.0	928	$899	$0.97	14d	1	1.27mi
1917 Gregory Dr Amarillo, TX	2.0	1.0	928	$899	$0.97	14d	1	1.27mi
1921 Gregory Dr Amarillo, TX	2.0	1.0	934	$899	$0.96	14d	1	1.29mi
1910 Howard Dr Amarillo, TX	2.0	1.0	1055	$1,150	$1.09	44d	1	1.31mi
3110 SW 27th Ave Amarillo, TX	1.0–3.0	1.0–2.0	1085	$1,217	$1.12	14d	3	1.32mi
106 S Palo Duro St Unit B Amarillo, TX	1.0	1.0	630	$695	$1.10	14d	1	1.33mi
1950 Howard Dr Unit 1950 Amarillo, TX	2.0	1.0	1079	$1,050	$0.97	44d	1	1.36mi
1950 Howard Dr Unit 1952 Amarillo, TX	2.0	1.0	1079	$1,100	$1.02	44d	1	1.36mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	44d	1	1.37mi
211 S Carolina St Unit A Amarillo, TX	1.0	1.0	600	$993	$1.66	44d	1	1.43mi
3003 SW 27th Ave Amarillo, TX	2.0	1.5	808	$895	$1.11	14d	1	1.44mi
3019 W 28th Ave Amarillo, TX	1.0–2.0	1.0–2.0	795	$775	$0.97	44d	1	1.46mi
89 N Fairmont St Amarillo, TX	3.0	1.0	780	$1,000	$1.28	44d	1	1.46mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	21d	1	1.47mi
6801 Wolflin Ave Amarillo, TX	1.0–2.0	1.0–2.0	806	$1,065	$1.32	14d	7	1.48mi
3319 Teckla Blvd Amarillo, TX	3.0	1.0	1085	$1,600	$1.47	21d	1	1.49mi

Listing history 3 events

1. 2026-05-11
   status Pending 604-char remark

   Show marketing remark (604 chars)

   BECAUSE THIS PROPERTY IS SUBJECT TO AUCTION, THE ''LIST PRICE'' IS AN ESTIMATE BASED ON PRAD. Offers can be made prior to auction. The list price has no bearing on the sale or auction price. Auction will be Online ONLY Bidding at assiter.com ending on May 7th @ 7:00PM. Open House will be April 23rd 3-5PM. Remodel Opportunity for investor or first time home buyer. Remodel supplies pictured and appliances pictured WILL convey with the sale. Some new windows throughout. New Stucco on exterior of home. 2 Bedroom 1 Bath Home in Avondale area. Large yard and parking area with drive-through gate to back.

2. 2026-04-03
   listed $97,094 Active 604-char remark

   Show marketing remark (604 chars)

   BECAUSE THIS PROPERTY IS SUBJECT TO AUCTION, THE ''LIST PRICE'' IS AN ESTIMATE BASED ON PRAD. Offers can be made prior to auction. The list price has no bearing on the sale or auction price. Auction will be Online ONLY Bidding at assiter.com ending on May 7th @ 7:00PM. Open House will be April 23rd 3-5PM. Remodel Opportunity for investor or first time home buyer. Remodel supplies pictured and appliances pictured WILL convey with the sale. Some new windows throughout. New Stucco on exterior of home. 2 Bedroom 1 Bath Home in Avondale area. Large yard and parking area with drive-through gate to back.

3. 2023-10-26
   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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $12,138
• − Mortgage interest: −$5,439
• − Property taxes: −$2,059
• − Insurance: −$485
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,825
• Taxable loss: −$611
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $1,082/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): 26,161
• Household income: $59,493
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 994.0

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 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 33% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 9% · Canada, Philippines, Vietnam
• Languages at home: 80% English-only · Spanish 16% Other Asian/Pacific 2% Vietnamese 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: ▼ -179.04%
• Current HPI: 178.2153
• Rent YoY: ▲ 4.69%
• 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

• 2026-05-11 Pending — AARMLS
• 2026-04-03 Listed $97,094 AARMLS
• 2023-10-26 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,059 · -6.7% YoY. Source: county tax records.