5020 Hall Ave · Amarillo, TX 79109

$179,000

3 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 32 Days on market

Built 1964 7,841 sqft lot

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home in Wester Plateau that has new paint throughout, two living areas, sits on a large lot and includes all appliances staying! Great neighborhood and schools and is perfect for someone looking for well taken care of and cozy!

Key facts

• 7,841 sq ft lot
• Built 1964
• Listed 32 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Faces south
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built (year not provided)
• Exterior features: Wood fencing; Corner lot; Workshop

Interior

• Kitchen: Oven; Cooktop; Dishwasher; Microwave
• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air; Oven; Cooktop; Dishwasher; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-46 ($-554/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (15.4% below list).
• Recommended offer: $152k (15.4% 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: Western Plateau El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 431 students, 59% FRL); Austin Middle (math 47% / reading 43%, grade D, #479 of 1,662 statewide, top 29%, 677 students, 63% FRL); Amarillo H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,170 students, 34% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Randall County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Randall County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.

Recommended offer $151,505 (15.4% 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 15% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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: 0.85% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.43×
• Total profit: $-28,427
• Equity at exit: $26,689

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-13,434
• Equity at exit: $15,477

Cash invested: $50,120 (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 79109

• Rents YoY: 5.2%
• Active inventory: 157
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$939
• Tax from tax record: −$230 /mo · $2,757/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-46

Break-even live

Break-even rent $1,573

Max offer price $170,848

Occupancy floor 98%

Sensitivity live

Price	-10% $55	-5% $5	+0% $-46	+5% $-97	+10% $-147
Rent	-10% $-166	-5% $-106	+0% $-46	+5% $14	+10% $74
Rate	-1.0pp $44	-0.5pp $-1	base $-46	+0.5pp $-93	+1.0pp $-140

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 Bell St Amarillo, TX	1.0–3.0	1.0–2.0	947	$1,340	$1.41	15d	3	0.44mi
6201 SW 54th Ave Amarillo, TX	1.0–2.0	1.0	650	$850	$1.31	45d	3	0.64mi
5822 Syracuse Dr Amarillo, TX	3.0	2.0	1459	$1,800	$1.23	15d	1	0.65mi
6400 Bell St Amarillo, TX	1.0–2.0	1.0–2.0	778	$1,165	$1.50	15d	8	0.83mi
4612 Buffalo Trl Amarillo, TX	3.0	2.0	1476	$1,800	$1.22	45d	1	0.88mi
5146 Susan Dr Amarillo, TX	3.0	2.0	1244	$1,675	$1.35	23d	1	1.10mi
4101 SW 45th Ave Amarillo, TX	1.0–2.0	1.0	767	$955	$1.24	15d	3	1.21mi
6300 Oakcrest Ln Amarillo, TX	3.0	2.0	1400	$1,825	$1.30	15d	2	1.23mi
4109 Tucson Dr Amarillo, TX	3.0	2.0	1395	$1,950	$1.40	23d	1	1.41mi

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-24
   price $179,000
4. 2026-04-10
   listed $182,000 Active
5. 2016-10-05
   soldstatus
6. 2016-10-04
   soldstatus 236-char remark

   Show marketing remark (236 chars)

   Adorable home in Wester Plateau that has new paint throughout, two living areas, sits on a large lot and includes all appliances staying! Great neighborhood and schools and is perfect for someone looking for well taken care of and cozy!

7. 2016-08-29
   listed $121,500 236-char remark

   Show marketing remark (236 chars)

   Adorable home in Wester Plateau that has new paint throughout, two living areas, sits on a large lot and includes all appliances staying! Great neighborhood and schools and is perfect for someone looking for well taken care of and cozy!

8. 2008-08-26
   soldstatus
9. 2006-08-02
   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: $2,757 · $230/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$519/yr (+$43/mo · 18.8%)

ⓘ 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 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,181
• − Mortgage interest: −$10,027
• − Property taxes: −$2,757
• − Insurance: −$895
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$5,207
• Taxable loss: −$3,614
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $314/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: Randall County · 137,351 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 43,578
• Household income: $70,435
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1640.0

Population outlook (Randall County) Hauer SSP2

• Today (2025): 152,140 people
• By 2030: 163,107 · +7.2%
• By 2040: 184,999 · +21.6%
• By 2050: 206,948 · +36.0%
• By 2075: 260,204 · +71.0%
• By 2100: 294,980 · +93.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 12% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Randall

• 2024 margin: Solid R (+60.4) · D 19.4% · R 79.8%
• 2008→2024 swing: +2.3pp toward D · 2008: -62.7pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.8 2016: R+65.1 2012: R+68.2 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -227.95%
• Current HPI: 171.6795
• Rent YoY: ▲ 5.24%
• 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

+47.3% since first listed

9 events — show timeline

• 2026-05-12 Pending — AARMLS
• 2026-05-01 Contingent — AARMLS
• 2026-04-24 Price Changed $179,000 AARMLS
• 2026-04-10 Listed $182,000 AARMLS
• 2016-10-05 Sold (Public Records) — Public Records
• 2016-10-04 Sold (MLS) — AARMLS
• 2016-08-29 Listed $121,500 AARMLS
• 2008-08-26 Sold (Public Records) — Public Records
• 2006-08-02 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,757 · -13.0% YoY. Source: county tax records.