1313 SW 15th Ave · Amarillo, TX 79102

$145,000

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 14 Days on market

Built 1948 7,405 sqft lot $129/sqft · 15% below area Est $171k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +10.0/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's a polished listing description: * * Charming Bivins Home with Shop & Investment Potential! * * Don't miss this fantastic opportunity in the desirable Bivins neighborhood! This 3-bedroom, 1-bath home features beautiful hardwood floors, fresh paint throughout, and new flooring in the kitchen and utility room, creating a clean, move-in-ready space. Outside, you'll find a large rear parking area and a versatile shop complete with its own bathroom--perfect for hobbies, storage, a workspace, or additional functionality. Whether you're searching for a comfortable starter home or the next addition to your real estate investment portfolio, this property offers outstanding valu

Key facts

• Fresh paint
• New flooring
• 7,405 sq ft lot

Tags

• NEW FLOORING
• FRESH PAINT

Property features AI

Finance

• Other: Zoning: 0100 - NW Amarillo in City Limits

Exterior

• Parking: Additional parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; North-facing
• Construction: Frame construction
• Exterior features: Workshop; Lot approximately 0.17 acres (50 x 150)

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling; Ceiling fan(s)
• Interior features: Ceiling fan(s); Range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (21.5% below list).
• Recommended offer: $114k (21.5% 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-, 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: 37 active listings in the ZIP; 17 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,758 (21.5% 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. Built in 1948 — 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: 0.78% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.6

CMA / ARV

• ARV (median comp): $171,083
• List price: $145,000
• Delta: -26.94%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-29,144
• Equity at exit: $21,620

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-32,629
• Equity at exit: $12,537

Cash invested: $40,600 (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 79102

• Home prices YoY: -33.0%
• Active inventory: 37
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$760
• Tax from tax record: −$167 /mo · $2,000/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-89

Break-even live

Break-even rent $1,250

Max offer price $129,311

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-48	+0% $-89	+5% $-130	+10% $-171
Rent	-10% $-179	-5% $-134	+0% $-89	+5% $-44	+10% $1
Rate	-1.0pp $-16	-0.5pp $-52	base $-89	+0.5pp $-126	+1.0pp $-165

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Clover Dr Amarillo, TX	1.0	1.0	1358	$980	$0.72	44d	1	0.22mi
709 SW 14th Ave Unit 4 Amarillo, TX	1.0	1.0	700	$695	$0.99	22d	1	0.37mi
612 SW 17th Ave Amarillo, TX	1.0	1.0	1008	$650	$0.64	22d	1	0.41mi
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	22d	1	0.58mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	22d	1	0.61mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	14d	1	0.67mi
913 S Rusk St Amarillo, TX	3.0	2.0	1450	$1,450	$1.00	14d	1	0.75mi
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	44d	1	0.93mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	14d	17	1.03mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	22d	1	1.11mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	44d	1	1.14mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	22d	1	1.22mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	44d	1	1.43mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	22d	1	1.43mi
3003 SW 27th Ave Amarillo, TX	2.0	1.5	808	$895	$1.11	14d	1	1.44mi
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	14d	1	1.46mi
3005 SW 28th Ave Unit C Amarillo, TX	3.0	2.0	1480	$1,700	$1.15	14d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 14 DOM
2. 2026-06-17
   days on market $145,000 Active 13 DOM
3. 2026-06-16
   days on market $145,000 Active 12 DOM
4. 2026-06-15
   days on market $145,000 Active 11 DOM
5. 2026-06-14
   days on market $145,000 Active 9 DOM
6. 2026-06-13
   days on market $145,000 Active 8 DOM
7. 2026-06-10
   days on market $145,000 Active 6 DOM
8. 2026-06-09
   days on market $145,000 Active 5 DOM
9. 2026-06-08
   days on market $145,000 Active 4 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    pricedays on marketlisting id $145,000 Active 3 DOM
12. 2026-06-01
    days on market $125,000 Active 68 DOM
13. 2026-05-31
    days on market $125,000 Active 67 DOM
14. 2026-05-30
    days on market $125,000 Active 66 DOM
15. 2026-03-26
    price $125,000 496-char remark
16. 2026-03-25
    listed $118,000 Active 496-char remark
17. 2020-08-11
    soldstatus
18. 2015-10-20
    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: $2,000 · $167/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$653/yr (+$54/mo · 32.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 6 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: $13,651
• − Mortgage interest: −$8,122
• − Property taxes: −$2,000
• − Insurance: −$725
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$4,218
• Taxable loss: −$3,599
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $-202/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): 9,393
• Household income: $51,125
• Rent vs Own: 50.9% rent · 49.1% own
• Severe rent burden: 487.0

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 50% Hispanic / Latino 40% Two or more races 15% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Philippines
• Languages at home: 77% English-only · Spanish 21% Other Asian/Pacific 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: ▼ -86.43%
• Current HPI: 175.582
• 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

+16.0% since first listed

4 events — show timeline

• 2026-06-03 Listed $145,000 AARMLS
• 2026-03-26 Price Changed $125,000 AARMLS
• 2020-08-11 Sold (Public Records) — Public Records
• 2015-10-20 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,000 · +22.4% YoY. Source: county tax records.