4003 S Van Buren St · Amarillo, TX 79110

$155,000

3 bd · 2.0 ba · 1,626 sqft · SingleFamily public records · 94 Days on market

Built 1949 6,534 sqft lot $95/sqft · 20% below area Est $194k · 20% under

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.6/10.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this beauty!! This is a 4 bedroom (isolated primary suite) 2 bathroom home with 2 living areas and a very large kitchen - great for the large family gatherings! Plenty of room for guests to enjoy a special time during your special gathering. This home offers central heat and air! Its definitely a must see! Seller is Realtor in state of texas

Key facts

• 6,534 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% 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 (+6.0%/yr); 65 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.16% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (median comp): $193,692
• List price: $155,000
• Delta: -19.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4610 Longbird St	0.74mi	3/2.0	1,464 (-10%)	9mo	$220,000	$150	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.04% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,386
• Equity at exit: $23,111

10-year hold

• IRR: 11.5%
• Equity multiple: 2.03×
• Total profit: $44,826
• Equity at exit: $13,402

Cash invested: $43,400 (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 79110

• Rents YoY: 6.0%
• Active inventory: 65
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$813
• Tax from tax record: −$273 /mo · $3,281/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $267

Break-even live

Break-even rent $1,457

Max offer price $155,000

Occupancy floor 80%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4308 S Jackson St Amarillo, TX	3.0	1.0	1302	$1,490	$1.14	21d	1	0.47mi
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	13d	1	0.48mi
3101 S Van Buren St Amarillo, TX	3.0	2.0	1922	$2,300	$1.20	13d	1	0.55mi
4316 S Hayden St Amarillo, TX	3.0	1.5	1356	$1,650	$1.22	43d	1	0.64mi
2709 S Van Buren St Unit 1 Amarillo, TX	3.0	2.0	1787	$2,100	$1.18	13d	1	0.76mi
4108 Crockett St Amarillo, TX	3.0	1.0	1373	$1,525	$1.11	43d	1	0.86mi
4615 S Lipscomb St Amarillo, TX	3.0	2.0	1168	$1,000	$0.86	13d	1	0.93mi
4611 Cline Rd Amarillo, TX	4.0	1.5	1500	$1,500	$1.00	21d	1	0.99mi
608 Lochridge Amarillo, TX	3.0	2.0	1455	$1,900	$1.31	43d	1	1.00mi
3610 S Austin St Amarillo, TX	3.0	2.5	1810	$2,100	$1.16	43d	1	1.02mi
307 Mikeska St Amarillo, TX	3.0	2.0	1250	$1,800	$1.44	21d	1	1.21mi
1128 Pikes Peak Dr Amarillo, TX	4.0	2.0	1867	$1,995	$1.07	21d	1	1.27mi
2108 S Hayden St Amarillo, TX	4.0	3.0	1951	$2,399	$1.23	21d	1	1.27mi
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	21d	1	1.35mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	21d	1	1.38mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	13d	1	1.43mi

Listing history 22 events

1. 2026-06-18
   days on market $155,000 Active 94 DOM
2. 2026-06-17
   days on market $155,000 Active 93 DOM
3. 2026-06-16
   days on market $155,000 Active 92 DOM
4. 2026-06-15
   days on market $155,000 Active 91 DOM
5. 2026-06-14
   days on market $155,000 Active 89 DOM
6. 2026-06-13
   days on market $155,000 Active 88 DOM
7. 2026-06-10
   days on market $155,000 Active 86 DOM
8. 2026-06-09
   days on market $155,000 Active 85 DOM
9. 2026-06-08
   days on market $155,000 Active 84 DOM
10. 2026-06-07
    days on market $155,000 Active 83 DOM
11. 2026-06-03
    days on market $155,000 Active 79 DOM
12. 2026-06-02
    days on market $155,000 Active 78 DOM
13. 2026-06-01
    days on market $155,000 Active 77 DOM
14. 2026-05-31
    days on market $155,000 Active 76 DOM
15. 2026-05-30
    days on market $155,000 Active 75 DOM
16. 2026-04-27
    price $155,000 354-char remark

    Show marketing remark (354 chars)

    Check out this beauty!! This is a 4 bedroom (isolated primary suite) 2 bathroom home with 2 living areas and a very large kitchen - great for the large family gatherings! Plenty of room for guests to enjoy a special time during your special gathering. This home offers central heat and air! Its definitely a must see! Seller is Realtor in state of texas

17. 2026-04-22
    price $160,000 354-char remark

    Show marketing remark (354 chars)

    Check out this beauty!! This is a 4 bedroom (isolated primary suite) 2 bathroom home with 2 living areas and a very large kitchen - great for the large family gatherings! Plenty of room for guests to enjoy a special time during your special gathering. This home offers central heat and air! Its definitely a must see! Seller is Realtor in state of texas

18. 2026-03-16
    listed $170,000 Active 354-char remark

    Show marketing remark (354 chars)

    Check out this beauty!! This is a 4 bedroom (isolated primary suite) 2 bathroom home with 2 living areas and a very large kitchen - great for the large family gatherings! Plenty of room for guests to enjoy a special time during your special gathering. This home offers central heat and air! Its definitely a must see! Seller is Realtor in state of texas

19. 2025-04-04
    soldstatus
20. 2022-05-22
    price $1,600
21. 2022-03-21
    listed $155,000
22. 2005-03-10
    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: $3,281 · $273/mo
• Projected year-2 tax: $3,281 · $273/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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $21,535
• − Mortgage interest: −$8,682
• − Property taxes: −$3,281
• − Insurance: −$775
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$4,509
• Taxable income: $842
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $3,001/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): 16,994
• Household income: $66,683
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 208.0

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 13% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 13% Other Indo-European 2% Other Asian/Pacific 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: ▼ -226.16%
• Current HPI: 180.2164
• Rent YoY: ▲ 6.04%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $155,000 AARMLS
• 2026-04-22 Price Changed $160,000 AARMLS
• 2026-03-16 Listed $170,000 AARMLS
• 2025-04-04 Sold (Public Records) — Public Records
• 2022-05-22 Price Changed $1,600 RENT.
• 2022-03-21 Listed $155,000 AARMLS
• 2005-03-10 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,281 · +1.9% YoY. Source: county tax records.