4429 Bowie St · Amarillo, TX 79110

$135,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 31 Days on market

Built 1951

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• 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

Southlawn Cutie! Covered front porch welcomes you in to the open concept main living space. Spacious living room features a shiplap accent wall and picture window overlooking the front yard. The kitchen/dining combo features updated cabinets and stainless steel appliances. Large master bedroom has direct access to the bathroom. Third bedroom could be used as an office. Luxury vinyl flooring throughout! Full size utility room features more opportunity for storage. Huge backyard features updated wood fence. Covered single car carport. This is the perfect starter home or a great investment property- it's move in ready and ready for YOU! Schedule your showing today!

Key facts

• Covered front porch
• Updated kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• COVERED FRONT PORCH
• LARGE FENCED BACKYARD
• ROOM FOR ENTERTAINING

Property features AI

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Faces east
• Exterior features: Wood fencing; Storage structure on property

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central cooling with ceiling fan(s)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (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 (+6.0%/yr); 65 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1951 — 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. 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: 1.06% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-6,053
• Equity at exit: $20,129

10-year hold

• IRR: 8.8%
• Equity multiple: 1.77×
• Total profit: $29,107
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$708
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $177

Break-even live

Break-even rent $1,208

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $253	-5% $215	+0% $177	+5% $139	+10% $101
Rent	-10% $64	-5% $120	+0% $177	+5% $234	+10% $290
Rate	-1.0pp $245	-0.5pp $211	base $177	+0.5pp $142	+1.0pp $106

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4623 Crockett St Amarillo, TX	2.0	1.0	720	$1,100	$1.53	21d	1	0.19mi
4611 Cline Rd Amarillo, TX	4.0	1.5	1500	$1,500	$1.00	21d	1	0.21mi
4615 S Lipscomb St Amarillo, TX	3.0	2.0	1168	$1,000	$0.86	14d	1	0.32mi
4316 S Hayden St Amarillo, TX	3.0	1.5	1356	$1,650	$1.22	44d	1	0.38mi
4620 S Hayden St Amarillo, TX	3.0	1.0	1036	$1,475	$1.42	21d	1	0.39mi
4108 Crockett St Amarillo, TX	3.0	1.0	1373	$1,525	$1.11	44d	1	0.51mi
4308 S Jackson St Amarillo, TX	3.0	1.0	1302	$1,490	$1.14	21d	1	0.67mi
5315 Allen St Amarillo, TX	3.0	1.0	891	$1,200	$1.35	21d	1	0.86mi
3813 S Washington St Unit B Amarillo, TX	2.0	2.0	954	$1,050	$1.10	44d	1	0.87mi
4205 S Tyler St Amarillo, TX	2.0	1.0	852	$925	$1.09	44d	1	0.91mi
5142 Crockett St Amarillo, TX	3.0	2.0	1030	$1,495	$1.45	14d	1	0.94mi
4003 S Bowie St Amarillo, TX	2.0	1.0	890	$995	$1.12	14d	1	0.97mi
3703 S Monroe St Amarillo, TX	2.0	1.0	750	$1,100	$1.47	21d	1	1.01mi
5146 Susan Dr Amarillo, TX	3.0	2.0	1244	$1,675	$1.35	21d	1	1.21mi
307 Mikeska St Amarillo, TX	3.0	2.0	1250	$1,800	$1.44	21d	1	1.25mi
4109 Tucson Dr Amarillo, TX	3.0	2.0	1395	$1,950	$1.40	21d	1	1.27mi
4101 SW 45th Ave Amarillo, TX	1.0–2.0	1.0	767	$955	$1.24	14d	3	1.30mi
608 Lochridge Amarillo, TX	3.0	2.0	1455	$1,900	$1.31	44d	1	1.35mi
3001 Curtis Dr Unit A Amarillo, TX	2.0	1.0	713	$1,100	$1.54	21d	1	1.42mi
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	14d	1	1.43mi
3007 Curtis Dr Unit B Amarillo, TX	2.0	1.0	750	$950	$1.27	44d	1	1.43mi
3719 Julie Dr Amarillo, TX	3.0	2.0	1455	$1,675	$1.15	14d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $135,000 Active 31 DOM
2. 2026-06-17
   days on market $135,000 Active 30 DOM
3. 2026-06-16
   days on market $135,000 Active 29 DOM
4. 2026-06-15
   days on market $135,000 Active 28 DOM
5. 2026-06-14
   days on market $135,000 Active 26 DOM
6. 2026-06-13
   days on market $135,000 Active 25 DOM
7. 2026-06-10
   days on market $135,000 Active 23 DOM
8. 2026-06-09
   days on market $135,000 Active 22 DOM
9. 2026-06-08
   days on market $135,000 Active 21 DOM
10. 2026-06-07
    days on market $135,000 Active 20 DOM
11. 2026-06-03
    days on market $135,000 Active 16 DOM
12. 2026-06-02
    days on market $135,000 Active 15 DOM
13. 2026-06-01
    days on market $135,000 Active 14 DOM
14. 2026-05-31
    days on market $135,000 Active 13 DOM
15. 2026-05-30
    days on market $135,000 Active 12 DOM
16. 2026-05-18
    listed $135,000 Active
17. 2023-07-11
    soldstatus
18. 2023-07-10
    soldstatus Closed 670-char remark

    Show marketing remark (670 chars)

    Southlawn Cutie! Covered front porch welcomes you in to the open concept main living space. Spacious living room features a shiplap accent wall and picture window overlooking the front yard. The kitchen/dining combo features updated cabinets and stainless steel appliances. Large master bedroom has direct access to the bathroom. Third bedroom could be used as an office. Luxury vinyl flooring throughout! Full size utility room features more opportunity for storage. Huge backyard features updated wood fence. Covered single car carport. This is the perfect starter home or a great investment property- it's move in ready and ready for YOU! Schedule your showing today!

19. 2023-06-09
    listed $115,000 Active 670-char remark

    Show marketing remark (670 chars)

    Southlawn Cutie! Covered front porch welcomes you in to the open concept main living space. Spacious living room features a shiplap accent wall and picture window overlooking the front yard. The kitchen/dining combo features updated cabinets and stainless steel appliances. Large master bedroom has direct access to the bathroom. Third bedroom could be used as an office. Luxury vinyl flooring throughout! Full size utility room features more opportunity for storage. Huge backyard features updated wood fence. Covered single car carport. This is the perfect starter home or a great investment property- it's move in ready and ready for YOU! Schedule your showing today!

20. 2019-06-10
    soldstatus
21. 2019-06-07
    soldstatus 22-char remark

    Show marketing remark (22 chars)

    SOLD BEFORE PROCESSING

22. 2019-04-29
    listed $85,000 22-char remark

    Show marketing remark (22 chars)

    SOLD BEFORE PROCESSING

23. 2008-10-01
    soldstatus
24. 2008-06-26
    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: $2,285 · $190/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$185/yr (+$15/mo · 8.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 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: $17,189
• − Mortgage interest: −$7,562
• − Property taxes: −$2,285
• − Insurance: −$675
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,927
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $2,127/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

+58.8% since first listed

9 events — show timeline

• 2026-05-18 Listed $135,000 AARMLS
• 2023-07-11 Sold (Public Records) — Public Records
• 2023-07-10 Sold (MLS) — AARMLS
• 2023-06-09 Listed $115,000 AARMLS
• 2019-06-10 Sold (Public Records) — Public Records
• 2019-06-07 Sold (MLS) — AARMLS
• 2019-04-29 Listed $85,000 AARMLS
• 2008-10-01 Sold (Public Records) — Public Records
• 2008-06-26 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,285 · -1.5% YoY. Source: county tax records.