1309 Herman St · Amarillo, TX 79102

$79,000

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 231 Days on market

Built 1929 5,876 sqft lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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

Quiet living near downtown! This 2 bedroom, 1 bath home located on a short street in Bivins is ready for your touch! Per seller - gas line and water line replaced around 2006. Affordably priced for quick possession!

Key facts

• 5,876 sq ft lot
• Built 1929
• Listed 231 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($799 rent vs $79k).
• Recommended offer: $70k (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-, 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: Bivins El (math 49% / reading 48%, grade D, #950 of 4,322 statewide, top 22%, 439 students, 76% FRL); Austin Middle (math 47% / reading 43%, grade D, #479 of 1,662 statewide, top 29%, 677 students, 63% FRL); Tascosa H S (math 36% / reading 45%, grade F, #798 of 1,632 statewide, top 49%, 2,187 students, 57% FRL).
• Market conditions: 37 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 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 1929 — 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: 1.01% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-3,414
• Equity at exit: $11,779

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $9,043
• Equity at exit: $6,830

Cash invested: $22,120 (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: 8.2×

Monthly cashflow live

• Estimated rent: $799 high
• Mortgage (P&I): −$414
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $148

Break-even live

Break-even rent $612

Max offer price $79,000

Occupancy floor 77%

Sensitivity live

Price	-10% $193	-5% $170	+0% $148	+5% $125	+10% $103
Rent	-10% $85	-5% $116	+0% $148	+5% $179	+10% $211
Rate	-1.0pp $188	-0.5pp $168	base $148	+0.5pp $127	+1.0pp $107

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 SW 11th Ave Unit A Amarillo, TX	1.0	1.0	608	$650	$1.07	46d	1	0.21mi
1212 SW 9th Ave Unit A Amarillo, TX	1.0	1.0	550	$770	$1.40	23d	1	0.40mi
709 SW 14th Ave Unit 4 Amarillo, TX	1.0	1.0	700	$695	$0.99	23d	1	0.47mi
612 SW 17th Ave Amarillo, TX	1.0	1.0	1008	$650	$0.64	23d	1	0.57mi
2030 S Hayden St Amarillo, TX	1.0	1.0	630	$650	$1.03	15d	1	0.63mi
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	46d	1	0.75mi
2306 SW 8th Ave Amarillo, TX	2.0	1.0	553	$950	$1.72	23d	1	0.75mi
2700 W 16th Ave Amarillo, TX	1.0	1.0	693	$830	$1.20	15d	1	0.75mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	15d	17	0.91mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	23d	1	0.93mi
1616 1 S Polk St Unit 1 Amarillo, TX	1.0	1.0	530	$525	$0.99	46d	1	0.93mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	46d	1	0.97mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	23d	1	1.08mi
2216 S Polk St Apt D Amarillo, TX	1.0	1.0	544	$575	$1.06	46d	1	1.17mi
2400 S Polk St #204 Amarillo, TX	1.0	1.0	549	$1,300	$2.37	46d	1	1.23mi
9 S Polk St Unit 9 Amarillo, TX	1.0	1.0	530	$525	$0.99	15d	1	1.38mi
108 N Florida St Amarillo, TX	2.0	1.0	960	$800	$0.83	23d	1	1.38mi
406 S Tennessee St Amarillo, TX	2.0	1.0	837	$895	$1.07	23d	1	1.43mi
211 S Carolina St Unit A Amarillo, TX	1.0	1.0	600	$993	$1.66	46d	1	1.45mi
3003 SW 27th Ave Amarillo, TX	2.0	1.5	808	$895	$1.11	15d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $79,000 Active 231 DOM
2. 2026-06-18
   days on market $79,000 Active 228 DOM
3. 2026-06-17
   days on market $79,000 Active 227 DOM
4. 2026-06-16
   days on market $79,000 Active 226 DOM
5. 2026-06-15
   days on market $79,000 Active 225 DOM
6. 2026-06-14
   days on market $79,000 Active 223 DOM
7. 2026-06-13
   days on market $79,000 Active 222 DOM
8. 2026-06-10
   days on market $79,000 Active 220 DOM
9. 2026-06-09
   days on market $79,000 Active 219 DOM
10. 2026-06-08
    days on market $79,000 Active 218 DOM
11. 2026-06-07
    days on market $79,000 Active 217 DOM
12. 2026-06-03
    days on market $79,000 Active 213 DOM
13. 2026-06-02
    days on market $79,000 Active 212 DOM
14. 2026-06-01
    days on market $79,000 Active 211 DOM
15. 2026-05-31
    days on market $79,000 Active 210 DOM
16. 2026-05-30
    days on market $79,000 Active 209 DOM
17. 2025-11-03
    listed $79,000 Active 219-char remark

    Show marketing remark (219 chars)

    Quiet living near downtown! This 2 bedroom, 1 bath home located on a short street in Bivins is ready for your touch! Per seller - gas line and water line replaced around 2006. Affordably priced for quick possession!

18. 2006-07-10
    soldstatus
19. 2004-06-23
    soldstatus 101-char remark

    Show marketing remark (101 chars)

    3 UNIT APARTMENT PLUS DETACHED EFFICIENCY & 2 BEDROOM HOUSE. SOLD ONLY 'AS IS' AND AS ONE UNIT.

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$1,009/yr (+$84/mo · 230.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 17 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: $9,591
• − Mortgage interest: −$4,425
• − Property taxes: −$437
• − Insurance: −$395
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$2,298
• Taxable income: $501
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $1,653/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

3 events — show timeline

• 2025-11-03 Listed $79,000 AARMLS
• 2006-07-10 Sold (Public Records) — Public Records
• 2004-06-23 Sold (MLS) — AARMLS

Property tax history

-0.3%/yr

Latest (2025): $437 · +5.1% YoY. Source: county tax records.