1401 S Seminole St · Amarillo, TX 79104

$170,000

3 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 10 Days on market

Built 1961 0.32 ac lot

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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).

• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks

Looking for an affordable brick, 3 bedroom, 2 bathroom home for sale with central heat and air? Don't miss this one! Situated on a large corner lot with a huge 2 car garage. Property also includes the lot next door that has cleanout access if you wanted to park your RV / Camper or even build a second home or in law suite. Inside you will find updated windows, a large living room with wood burning fireplace, large kitchen area with tons of cabinets. The possibilities are endless with this well priced home. Per seller roof is less than 1 year old. Schedule your showing today!

Key facts

• Huge 2 car garage
• Large corner lot
• Central heat and air

Tags

• BRICK HOME
• CENTRAL HEAT AND AIR
• LARGE CORNER LOT
• HUGE 2 CAR GARAGE
• CLEANOUT ACCESS
• UPDATED WINDOWS

Property features AI

Exterior

• Parking: Attached oversized garage with 2 spaces; Garage door opener; Additional parking with RV access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level
• Construction: Brick/brick veneer construction; Composition roof; Pillar/post/pier foundation; Built on a 0.32-acre lot
• Exterior features: Corner lot; Chain link and wood fencing; No pool

Interior

• Kitchen: Range; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace in the living room; Range; Dishwasher
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (19.0% below list).
• Recommended offer: $130k (23.3% below list) — sets the bar for cash-flow.

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: Humphrey'S Highland El (math 39% / reading 47%, grade F, #1,283 of 4,322 statewide, top 30%, 509 students, 90% FRL); Bowie Middle (math 32% / reading 37%, grade F, #858 of 1,662 statewide, top 54%, 748 students, 87% 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 85% FRL vs 58% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (9.4% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,457 (23.3% 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. Built in 1961 — 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. 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?
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: 0.81% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.50×
• Total profit: $71,246
• Equity at exit: $145,502

10-year hold

• IRR: 17.6%
• Equity multiple: 5.61×
• Total profit: $219,566
• Equity at exit: $305,984

Cash invested: $47,600 (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 79104

• Home prices YoY: 4.5%
• Active inventory: 14
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$349 /mo · $4,193/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-224

Break-even live

Break-even rent $1,660

Max offer price $130,457

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-176	+0% $-224	+5% $-272	+10% $-320
Rent	-10% $-333	-5% $-278	+0% $-224	+5% $-169	+10% $-115
Rate	-1.0pp $-138	-0.5pp $-181	base $-224	+0.5pp $-268	+1.0pp $-313

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 S Hill St Amarillo, TX	3.0	2.0	1240	$1,600	$1.29	44d	1	0.57mi
2715 S Marrs St Amarillo, TX	3.0	1.5	1274	$1,295	$1.02	44d	1	0.82mi
901 S Roberts St Amarillo, TX	2.0	1.0	1068	$1,200	$1.12	44d	1	1.27mi
2321 S Eastern St Amarillo, TX	3.0	1.0	1270	$1,150	$0.91	11d	1	1.37mi

Listing history 4 events

1. 2026-05-23
   status Pending
2. 2026-05-19
   historical Active Under Contract
3. 2026-05-14
   listed $170,000 Active
4. 2020-12-07
   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: $4,193 · $349/mo
• Projected year-2 tax: $4,193 · $349/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 · 18 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: $16,525
• − Mortgage interest: −$9,523
• − Property taxes: −$4,193
• − Insurance: −$850
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,945
• Taxable loss: −$5,630
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $-1,335/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
• City population: 185,802
• Population (ZIP): 7,236

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 33% White 22% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 42% Other Indo-European 1% Other Asian/Pacific 1%

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: ▲ 9.38%
• Current HPI: 217.4814
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-05-23 Pending — AARMLS
• 2026-05-19 Contingent — AARMLS
• 2026-05-14 Listed $170,000 AARMLS
• 2020-12-07 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,193 · +33.6% YoY. Source: county tax records.