4519 S Aldredge St · Amarillo, TX 79118

$217,500

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 16 Days on market

Built 2012

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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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this charming home tucked away on a quiet cul-de-sac street with minimal traffic. This versatile property features 3 bedrooms and 2 bathrooms, plus a highly adaptable flexible room that is perfect for a home office, hobby space, or a 4th bedroom. Inside, you will find a functional layout designed for modern living and easy relaxation. The exterior is equally impressive, offering a spacious 2-stall garage providing excellent vehicle parking and storage, complemented by a handy backyard storage shed for extra tools and gear. Enjoy the privacy of this great location while still remaining close to local amenities. A fantastic find that adapts effortlessly to your lifestyle needs--sched

Key facts

• Flexible room
• Cul-de-sac street
• Great location

Tags

• CUL-DE-SAC STREET
• FLEXIBLE ROOM
• SPACIOUS GARAGE
• BACKYARD STORAGE SHED
• GREAT LOCATION

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached front-facing garage with automatic opener; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Wood fencing; Storage structure on the property

Interior

• Kitchen: Dishwasher; Range; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating; Central air conditioning; Ceiling fans
• Interior features: Disposal, Range, Dishwasher; No fireplace; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-25 ($-304/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (10.3% below list).
• Recommended offer: $195k (10.3% 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: Tradewind El (math 47% / reading 44%, grade D-, #1,112 of 4,322 statewide, top 26%, 699 students, 80% FRL); Fannin Middle (math 36% / reading 30%, grade F, #930 of 1,662 statewide, top 57%, 657 students, 79% FRL); Caprock H S (math 33% / reading 34%, grade F, #1,011 of 1,632 statewide, top 63%, 2,090 students, 76% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 278 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

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 $195,028 (10.3% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-31,718
• Equity at exit: $32,430

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-7,513
• Equity at exit: $18,805

Cash invested: $60,900 (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 79118

• Rents YoY: 5.5%
• Active inventory: 278
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,141
• Tax from tax record: −$335 /mo · $4,018/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-25

Break-even live

Break-even rent $1,982

Max offer price $213,031

Occupancy floor 96%

Sensitivity live

Price	-10% $98	-5% $36	+0% $-25	+5% $-87	+10% $-148
Rent	-10% $-179	-5% $-102	+0% $-25	+5% $52	+10% $129
Rate	-1.0pp $84	-0.5pp $30	base $-25	+0.5pp $-82	+1.0pp $-139

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4418 Ross St Amarillo, TX	3.0	2.0	1388	$1,750	$1.26	23d	1	0.12mi
608 Lochridge Amarillo, TX	3.0	2.0	1455	$1,900	$1.31	45d	1	0.89mi
307 Mikeska St Amarillo, TX	3.0	2.0	1250	$1,800	$1.44	23d	1	1.19mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $217,500 Pending 16 DOM
2. 2026-06-03
   days on market $217,500 Active Under Contract 14 DOM
3. 2026-06-02
   days on market $217,500 Active Under Contract 13 DOM
4. 2026-06-01
   days on market $217,500 Active Under Contract 12 DOM
5. 2026-05-31
   days on market $217,500 Active Under Contract 11 DOM
6. 2026-05-30
   days on market $217,500 Active Under Contract 10 DOM
7. 2026-05-20
   listed $217,500 Active
8. 2012-12-19
   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: $4,018 · $335/mo
• Projected year-2 tax: $4,018 · $335/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 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: $23,403
• − Mortgage interest: −$12,183
• − Property taxes: −$4,018
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,327
• Taxable loss: −$3,957
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $646/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): 28,107
• Household income: $87,810
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 367.0

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: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 35% Two or more races 18% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% French/Haitian/Cajun 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: ▼ -111.59%
• Current HPI: 162.5206
• Rent YoY: ▲ 5.52%
• 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

2 events — show timeline

• 2026-05-20 Listed $217,500 AARMLS
• 2012-12-19 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,018 · +6.0% YoY. Source: county tax records.