3404 S Tyler St · Amarillo, TX 79109

$54,700

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 147 Days on market

Built 1926 $46/sqft · 72% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 1-bath single-family residence being sold as-is. Property is not currently in livable condition and will require extensive repairs and renovation. Buyer to verify condition, square footage, utilities, and feasibility of improvements. Property may not qualify for traditional financing. Seller will make no repairs, warranties, or concessions. All information deemed reliable but not guaranteed.

Key facts

• Built 1926
• Listed 147 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% 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 (+5.2%/yr); 157 active listings in the ZIP; 16 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 $378 of loan paydown is wiped out by about $2k 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 + 5.2% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,136 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.54% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.55%
• DSCR: 3.03
• GRM: 3.3

CMA / ARV

• ARV (median comp): $193,692
• List price: $54,700
• Delta: -71.76%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2607 S Polk St	0.50mi	2/1.0	1,288 (+7%)	8mo	$174,566	$136	58

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 · 5.24% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 3.05×
• Total profit: $31,464
• Equity at exit: $8,156

10-year hold

• IRR: 52.6%
• Equity multiple: 6.83×
• Total profit: $89,232
• Equity at exit: $4,729

Cash invested: $15,316 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$287
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $581

Break-even live

Break-even rent $651

Max offer price $54,700

Occupancy floor 53%

Sensitivity live

Price	-10% $612	-5% $597	+0% $581	+5% $566	+10% $550
Rent	-10% $472	-5% $527	+0% $581	+5% $636	+10% $691
Rate	-1.0pp $609	-0.5pp $595	base $581	+0.5pp $567	+1.0pp $553

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: $13,675
• Closing costs: $1,641
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	14d	1	0.14mi
3703 S Monroe St Amarillo, TX	2.0	1.0	750	$1,100	$1.47	22d	1	0.30mi
3813 S Washington St Unit B Amarillo, TX	2.0	2.0	954	$1,050	$1.10	44d	1	0.44mi
4205 S Tyler St Amarillo, TX	2.0	1.0	852	$925	$1.09	44d	1	0.65mi
4308 S Jackson St Amarillo, TX	3.0	1.0	1302	$1,490	$1.14	22d	1	0.82mi
4316 S Hayden St Amarillo, TX	3.0	1.5	1356	$1,650	$1.22	44d	1	0.95mi
4108 Crockett St Amarillo, TX	3.0	1.0	1373	$1,525	$1.11	44d	1	1.04mi
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	22d	1	1.08mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	22d	1	1.13mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	14d	1	1.20mi
4620 S Hayden St Amarillo, TX	3.0	1.0	1036	$1,475	$1.42	22d	1	1.22mi
608 Lochridge Amarillo, TX	3.0	2.0	1455	$1,900	$1.31	44d	1	1.26mi
4615 S Lipscomb St Amarillo, TX	3.0	2.0	1168	$1,000	$0.86	14d	1	1.26mi
612 SW 17th Ave Amarillo, TX	1.0	1.0	1008	$650	$0.64	22d	1	1.30mi
3001 Curtis Dr Unit A Amarillo, TX	2.0	1.0	713	$1,100	$1.54	22d	1	1.48mi
4623 Crockett St Amarillo, TX	2.0	1.0	720	$1,100	$1.53	22d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   price $54,700 Active 147 DOM
2. 2026-06-18
   days on market $59,700 Active 147 DOM
3. 2026-06-17
   days on market $59,700 Active 146 DOM
4. 2026-06-16
   days on market $59,700 Active 145 DOM
5. 2026-06-15
   days on market $59,700 Active 144 DOM
6. 2026-06-14
   days on market $59,700 Active 142 DOM
7. 2026-06-13
   days on market $59,700 Active 141 DOM
8. 2026-06-10
   days on market $59,700 Active 139 DOM
9. 2026-06-09
   days on market $59,700 Active 138 DOM
10. 2026-06-08
    days on market $59,700 Active 137 DOM
11. 2026-06-07
    days on market $59,700 Active 136 DOM
12. 2026-06-03
    days on market $59,700 Active 132 DOM
13. 2026-06-02
    days on market $59,700 Active 131 DOM
14. 2026-06-01
    days on market $59,700 Active 130 DOM
15. 2026-05-31
    days on market $59,700 Active 129 DOM
16. 2026-05-30
    days on market $59,700 Active 128 DOM
17. 2026-05-18
    price $59,700 405-char remark

    Show marketing remark (405 chars)

    2-bedroom, 1-bath single-family residence being sold as-is. Property is not currently in livable condition and will require extensive repairs and renovation. Buyer to verify condition, square footage, utilities, and feasibility of improvements. Property may not qualify for traditional financing. Seller will make no repairs, warranties, or concessions. All information deemed reliable but not guaranteed.

18. 2026-02-10
    price $64,700 405-char remark

    Show marketing remark (405 chars)

    2-bedroom, 1-bath single-family residence being sold as-is. Property is not currently in livable condition and will require extensive repairs and renovation. Buyer to verify condition, square footage, utilities, and feasibility of improvements. Property may not qualify for traditional financing. Seller will make no repairs, warranties, or concessions. All information deemed reliable but not guaranteed.

19. 2026-01-22
    listed $69,700 Active 405-char remark

    Show marketing remark (405 chars)

    2-bedroom, 1-bath single-family residence being sold as-is. Property is not currently in livable condition and will require extensive repairs and renovation. Buyer to verify condition, square footage, utilities, and feasibility of improvements. Property may not qualify for traditional financing. Seller will make no repairs, warranties, or concessions. All information deemed reliable but not guaranteed.

20. 2020-03-09
    soldstatus
21. 2020-03-06
    soldstatus 22-char remark

    Show marketing remark (22 chars)

    Sold before processing

22. 2019-03-22
    listed $80,000 22-char remark

    Show marketing remark (22 chars)

    Sold before processing

23. 2013-05-08
    soldstatus
24. 2013-05-06
    soldstatus
25. 2013-03-13
    listed $42,900
26. 2005-07-29
    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: $2,456 · $205/mo
• Projected year-2 tax: $2,456 · $205/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 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: $16,643
• − Mortgage interest: −$3,064
• − Property taxes: −$2,456
• − Insurance: −$274
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$1,591
• Taxable income: $6,596
• Est. tax owed @ 24.0%: −$1,583
• After-tax cash flow: $5,394/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

+39.2% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $59,700 AARMLS
• 2026-02-10 Price Changed $64,700 AARMLS
• 2026-01-22 Listed $69,700 AARMLS
• 2020-03-09 Sold (Public Records) — Public Records
• 2020-03-06 Sold (MLS) — AARMLS
• 2019-03-22 Listed $80,000 AARMLS
• 2013-05-08 Sold (Public Records) — Public Records
• 2013-05-06 Sold (MLS) — AARMLS
• 2013-03-13 Listed $42,900 AARMLS
• 2005-07-29 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,456 · +3.6% YoY. Source: county tax records.