1012 SW 16th Ave · Amarillo, TX 79102

$139,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 114 Days on market

Built 1928 7,100 sqft lot $103/sqft · 19% below area Est $172k · 19% under

---

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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3/1 in Bivins! Highlights of this beautiful home include a large, cozy porch, hardwood floors throughout, butcher block countertops, soaker tub, and a spacious basement. This home is conveniently located just minutes away from I40, Amarillo College, and downtown!

Key facts

• Soaker tub
• Spacious basement
• Large cozy porch

Tags

• LARGE COZY PORCH
• BUTCHER BLOCK COUNTERTOPS
• SOAKER TUB
• SPACIOUS BASEMENT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (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: 37 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1928 — 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: 1.10% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 7.6

CMA / ARV

• ARV (median comp): $171,629
• List price: $139,000
• Delta: -19.01%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-10,577
• Equity at exit: $20,725

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,337
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$729
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $187

Break-even live

Break-even rent $1,290

Max offer price $139,000

Occupancy floor 83%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	21d	1	0.64mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	21d	1	0.70mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	13d	1	0.80mi
913 S Rusk St Amarillo, TX	3.0	2.0	1450	$1,450	$1.00	13d	1	0.93mi
2709 S Van Buren St Unit 1 Amarillo, TX	3.0	2.0	1787	$2,100	$1.18	13d	1	1.06mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$900	$0.89	13d	17	1.25mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	21d	1	1.28mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	43d	1	1.33mi
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	13d	1	1.38mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	21d	1	1.44mi

Listing history 32 events

1. 2026-06-18
   price $139,000 Active 114 DOM
2. 2026-06-18
   days on market $143,900 Active 114 DOM
3. 2026-06-17
   days on market $143,900 Active 113 DOM
4. 2026-06-16
   days on market $143,900 Active 112 DOM
5. 2026-06-15
   days on market $143,900 Active 111 DOM
6. 2026-06-14
   days on market $143,900 Active 109 DOM
7. 2026-06-13
   days on market $143,900 Active 108 DOM
8. 2026-06-10
   days on market $143,900 Active 106 DOM
9. 2026-06-09
   days on market $143,900 Active 105 DOM
10. 2026-06-08
    days on market $143,900 Active 104 DOM
11. 2026-06-07
    days on market $143,900 Active 103 DOM
12. 2026-06-03
    days on market $143,900 Active 99 DOM
13. 2026-06-02
    days on market $143,900 Active 98 DOM
14. 2026-06-01
    days on market $143,900 Active 97 DOM
15. 2026-05-31
    days on market $143,900 Active 96 DOM
16. 2026-05-30
    days on market $143,900 Active 95 DOM
17. 2026-05-02
    status Active 273-char remark

    Show marketing remark (273 chars)

    Charming 3/1 in Bivins! Highlights of this beautiful home include a large, cozy porch, hardwood floors throughout, butcher block countertops, soaker tub, and a spacious basement. This home is conveniently located just minutes away from I40, Amarillo College, and downtown!

18. 2026-04-22
    status Pending 273-char remark

    Show marketing remark (273 chars)

    Charming 3/1 in Bivins! Highlights of this beautiful home include a large, cozy porch, hardwood floors throughout, butcher block countertops, soaker tub, and a spacious basement. This home is conveniently located just minutes away from I40, Amarillo College, and downtown!

19. 2026-04-17
    status Active 273-char remark

    Show marketing remark (273 chars)

    Charming 3/1 in Bivins! Highlights of this beautiful home include a large, cozy porch, hardwood floors throughout, butcher block countertops, soaker tub, and a spacious basement. This home is conveniently located just minutes away from I40, Amarillo College, and downtown!

20. 2026-04-13
    historical Active Under Contract 273-char remark

    Show marketing remark (273 chars)

    Charming 3/1 in Bivins! Highlights of this beautiful home include a large, cozy porch, hardwood floors throughout, butcher block countertops, soaker tub, and a spacious basement. This home is conveniently located just minutes away from I40, Amarillo College, and downtown!

21. 2026-03-30
    price $143,900 273-char remark

    Show marketing remark (273 chars)

    Charming 3/1 in Bivins! Highlights of this beautiful home include a large, cozy porch, hardwood floors throughout, butcher block countertops, soaker tub, and a spacious basement. This home is conveniently located just minutes away from I40, Amarillo College, and downtown!

22. 2026-02-14
    listed $144,900 Active 273-char remark

    Show marketing remark (273 chars)

    Charming 3/1 in Bivins! Highlights of this beautiful home include a large, cozy porch, hardwood floors throughout, butcher block countertops, soaker tub, and a spacious basement. This home is conveniently located just minutes away from I40, Amarillo College, and downtown!

23. 2019-10-25
    soldstatus 421-char remark

    Show marketing remark (421 chars)

    It's hard to find this much charm in a house. Recently updated and remodeled! This home is truly move in ready with a touch of ship lap, sliding barn door, butcher block counter tops, refinished pine floors, porch swing, and gas cook stove. Unfinished basement with concrete floor and a detached two car garage with carriage house style doors. Move in ready with all appliances and security system included with purchase!

24. 2019-03-11
    listed $102,000 421-char remark

    Show marketing remark (421 chars)

    It's hard to find this much charm in a house. Recently updated and remodeled! This home is truly move in ready with a touch of ship lap, sliding barn door, butcher block counter tops, refinished pine floors, porch swing, and gas cook stove. Unfinished basement with concrete floor and a detached two car garage with carriage house style doors. Move in ready with all appliances and security system included with purchase!

25. 2018-02-12
    soldstatus
26. 2017-12-18
    listed $92,900
27. 2017-05-12
    soldstatus
28. 2017-04-21
    listed $59,000
29. 2014-01-03
    soldstatus
30. 2014-01-03
    soldstatus
31. 2013-09-27
    listed $59,900
32. 2013-09-18
    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: $2,782 · $232/mo
• Projected year-2 tax: $2,782 · $232/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 1/10 Low
• 🌡 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: $18,310
• − Mortgage interest: −$7,786
• − Property taxes: −$2,782
• − Insurance: −$695
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,044
• Taxable income: $73
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,222/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

+140.2% since first listed

16 events — show timeline

• 2026-05-02 Relisted — AARMLS
• 2026-04-22 Pending — AARMLS
• 2026-04-17 Relisted — AARMLS
• 2026-04-13 Contingent — AARMLS
• 2026-03-30 Price Changed $143,900 AARMLS
• 2026-02-14 Listed $144,900 AARMLS
• 2019-10-25 Sold (MLS) — AARMLS
• 2019-03-11 Listed $102,000 AARMLS
• 2018-02-12 Sold (MLS) — AARMLS
• 2017-12-18 Listed $92,900 AARMLS
• 2017-05-12 Sold (MLS) — AARMLS
• 2017-04-21 Listed $59,000 AARMLS
• 2014-01-03 Sold (Public Records) — Public Records
• 2014-01-03 Sold (MLS) — AARMLS
• 2013-09-27 Listed $59,900 AARMLS
• 2013-09-18 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,782 · +2.7% YoY. Source: county tax records.