4313 Alicia Dr · Amarillo, TX 79109

$226,000

3 bd · 2.0 ba · 2,062 sqft · Townhouse public records · 33 Days on market

Built 1980 $110/sqft · 22% below area Est $290k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• 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

Spacious 3-bedroom, 2-bath, 2-car garage townhome featuring a formal dining area, cozy fireplace, and an inviting breakfast nook. The kitchen comes equipped with a microwave, stove, and dishwasher for added convenience. Enjoy the private patio with access from both the isolated master bedroom and the breakfast nook, creating the perfect space for relaxing or entertaining. Comfortable layout with thoughtful design throughout.

Key facts

• Thoughtful design
• Private patio
• Formal dining area

Tags

• FORMAL DINING AREA
• COZY FIREPLACE
• INVITING BREAKFAST NOOK
• PRIVATE PATIO
• THOUGHTFUL DESIGN

Property features AI

Finance

• Other: Zoning: 0200 - SW Amarillo in City Limits

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Residential property
• Construction: Slab foundation
• Exterior features: Wood fencing

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric cooling
• Interior features: Fireplace in the living room; Range; Dishwasher; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $226k.

Deal economics

• At list price, monthly cash flow is $32 ($381/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (10.0% below list).
• Recommended offer: $203k (10.0% below list) — sets the bar for 1% rule.

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: Puckett El (math 62% / reading 62%, grade B, #321 of 4,322 statewide, top 8%, 344 students, 32% FRL); Bonham Middle (math 61% / reading 49%, grade B-, #248 of 1,662 statewide, top 15%, 867 students, 37% FRL); Amarillo H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,170 students, 34% FRL) — zoned schools average 34% FRL vs 58% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 59% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Amarillo ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $203,318 (10.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $289,538
• List price: $226,000
• Delta: -21.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-29,876
• Equity at exit: $33,697

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,130
• Equity at exit: $19,540

Cash invested: $63,280 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$1,185
• Tax from tax record: −$295 /mo · $3,542/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $32

Break-even live

Break-even rent $1,993

Max offer price $226,000

Occupancy floor 93%

Sensitivity live

Price	-10% $160	-5% $96	+0% $32	+5% $-32	+10% $-96
Rent	-10% $-129	-5% $-49	+0% $32	+5% $112	+10% $192
Rate	-1.0pp $146	-0.5pp $89	base $32	+0.5pp $-27	+1.0pp $-86

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7111 Imperial Trl Amarillo, TX	3.0	2.0	1970	$2,150	$1.09	44d	1	1.15mi
7603 Canode Dr Amarillo, TX	3.0	2.0	1739	$2,200	$1.27	14d	1	1.23mi
5101 Harvard St Amarillo, TX	4.0	2.5	2339	$2,275	$0.97	21d	1	1.43mi
7727 Cervin Dr Amarillo, TX	2.0	2.0	1696	$2,200	$1.30	44d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $226,000 Active 33 DOM
2. 2026-06-17
   days on market $226,000 Active 32 DOM
3. 2026-06-16
   days on market $226,000 Active 31 DOM
4. 2026-06-15
   days on market $226,000 Active 30 DOM
5. 2026-06-14
   days on market $226,000 Active 28 DOM
6. 2026-06-13
   days on market $226,000 Active 27 DOM
7. 2026-06-10
   days on market $226,000 Active 25 DOM
8. 2026-06-09
   days on market $226,000 Active 24 DOM
9. 2026-06-08
   days on market $226,000 Active 23 DOM
10. 2026-06-07
    days on market $226,000 Active 22 DOM
11. 2026-06-03
    days on market $226,000 Active 18 DOM
12. 2026-06-02
    days on market $226,000 Active 17 DOM
13. 2026-06-01
    status $226,000 Active 16 DOM
14. 2026-05-07
    listed $226,000 Active 428-char remark
15. 2013-05-21
    soldstatus
16. 2006-10-31
    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: $3,542 · $295/mo
• Projected year-2 tax: $4,136 · $345/mo
• Expected delta: +$594/yr (+$50/mo · 16.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $24,398
• − Mortgage interest: −$12,660
• − Property taxes: −$3,542
• − Insurance: −$1,130
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$6,575
• Taxable loss: −$3,411
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $1,200/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

5 events — show timeline

• 2026-06-01 Relisted — AARMLS
• 2026-05-23 Pending — AARMLS
• 2026-05-07 Listed $226,000 AARMLS
• 2013-05-21 Sold (Public Records) — Public Records
• 2006-10-31 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,542 · +12.1% YoY. Source: county tax records.