Real Estate Investing in Amarillo, Texas (79104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 79104 (Amarillo, TX)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
- High vacancy: 14.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Amarillo, TX (79104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 79104 Amarillo
The 79104 ZIP in Amarillo, TX is a local-operator market. Outside capital chasing a $119K entry has to pair deep knowledge with the discount.
For an experienced owner, 79104 can be a a solid fit for hunting ground — but the discount at $119K reflects genuine risk that outside investors often underestimate.
Regionally, 79104 sits on the difficult end of the TX spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 79104 includes headwinds that any investor should price in. Income distribution skews lower than Amarillo averages, and tenant stability requires active management.
The 79104 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Amarillo:
Property Strategy for 79104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $86,976 | $1,050 | 8.7% | +7.8% | $43,488 |
| 3BR | $121,955 | $1,440 | 8.5% | +7.6% | $40,652 |
| 4BR | $136,482 | $1,670 | 8.8% | +7.0% | $34,120 |
Market Trends
Home Value History (with trend line)
📊 How Does 79104 Compare?
| Metric | 79104 | Amarillo | Amarillo, TX | Texas |
|---|---|---|---|---|
| Home Value | $119,293 | $140,122 | N/A | $297,000 |
| 5-Year CAGR | 7.6% | 5.5% | N/A | 5.4% |
| Avg Rent | $945 | $1,170 | N/A | - |
| Cap Rate | 6.2% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 79104 (Amarillo, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $119,293 |
| Monthly Rent | $945 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.5% |
| Cap Rate | 6.2% |
| 5-Year IRR | 13.8% |
📈 Home Appreciation
| 1-Year | +13.1% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 79104
Population: 7,236
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 79104
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
PARK HILLS EL
EASTRIDGE EL
EMERSON EL
FOREST HILL EL
GEORGE WASHINGTON CARVER EARLY CHILDHOOD ACADEMY
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,713 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors worry about vacancy in Amarillo, TX?
Amarillo, TX carries elevated vacancy risk. Expect consistent absorption at market rents of $945/mo.
Is TX a landlord-friendly state?
TX law landlord-friendly for landlords, and Amarillo inherits those rules. Investors should still review local ordinances for rental licensing.
Which investment style suits Amarillo, TX?
In Amarillo, TX the notable play is typically careful cash-flow rentals with hands-on management. The combination of $119K prices and $945/mo rents suits that approach.
Is Amarillo, TX a good market for FHA house hackers?
House hacking in Amarillo, TX is a challenging. With home values around $119K and rents at $945/mo, owner-occupants can offset a meaningful share of PITI.
What price range are homes in Amarillo, TX?
Homes in Amarillo, TX typically sell near $119K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
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How 79104 ranks in Amarillo, TX
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