4301 Sunset St · Amarillo, TX 79118

$239,950

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition $3/mo HOA

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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).

• Cash flow +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Eastland Homes' new construction is nestled in the charming neighborhood of Beacon Pointe within the Canyon Independent School District. This stylish home offers 3 bedrooms, 2 bathrooms, and a 2-car garage. The kitchen, featuring granite countertops. The open floor plan maximizes space and comfort, creating a welcoming living environment. With a sprinkler system and sod in the front and backyard, this home also boasts excellent curb appeal in this newer subdivision.

Key facts

• Open floor plan
• New construction
• Granite countertops

Tags

• NEW CONSTRUCTION
• GRANITE COUNTERTOPS
• OPEN FLOOR PLAN
• SPRINKLER SYSTEM
• EXCELLENT CURB APPEAL

Property features AI

Finance

• Other: Zoning: 0400 - SE Amarillo in City Limits
• HOA & community: Homeowners association with $40 annual fee

Exterior

• Parking: Attached garage with 2 spaces; Garage faces front; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property; New construction
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built recently (new construction)
• Exterior features: Wood fencing; North-facing

Interior

• Kitchen: Dishwasher; Range; Microwave; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Disposal; Dishwasher; Range; Microwave; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $226k (5.9% below list).
• Recommended offer: $226k (5.9% 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.
• Canyon ISD (town): math 60% / reading 54% proficiency, ranked #78 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sundown Lane El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 341 students, 52% FRL); Randall H S (math 43% / reading 64%, grade C-, #428 of 1,632 statewide, top 27%, 1,148 students, 35% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 276 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($88k/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 32 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,808 (5.9% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-25,166
• Equity at exit: $35,777

10-year hold

• IRR: 2.5%
• Equity multiple: 1.20×
• Total profit: $13,652
• Equity at exit: $20,746

Cash invested: $67,186 (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 79118

• Rents YoY: 5.5%
• Active inventory: 276
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,258 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,599/yr
• Insurance: −$100
• HOA: −$3
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $123

Break-even live

Break-even rent $2,103

Max offer price $239,950

Occupancy floor 90%

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: $59,988
• Closing costs: $7,198
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Sunset St Amarillo, TX	3.0	2.0	1400	$2,125	$1.52	43d	1	0.07mi
10602 Stone Meadow Dr Amarillo, TX	3.0	2.0	1575	$2,200	$1.40	43d	1	0.29mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 17 events

1. 2026-06-18
   days on market $239,950 Active 32 DOM
2. 2026-06-17
   days on market $239,950 Active 31 DOM
3. 2026-06-16
   days on market $239,950 Active 30 DOM
4. 2026-06-15
   days on market $239,950 Active 29 DOM
5. 2026-06-14
   days on market $239,950 Active 27 DOM
6. 2026-06-13
   days on market $239,950 Active 26 DOM
7. 2026-06-10
   days on market $239,950 Active 24 DOM
8. 2026-06-09
   days on market $239,950 Active 23 DOM
9. 2026-06-08
   days on market $239,950 Active 22 DOM
10. 2026-06-07
    days on market $239,950 Active 21 DOM
11. 2026-06-05
    days on market $239,950 Active 18 DOM
12. 2026-06-03
    days on market $239,950 Active 17 DOM
13. 2026-06-02
    days on market $239,950 Active 16 DOM
14. 2026-06-01
    days on market $239,950 Active 15 DOM
15. 2026-05-31
    days on market $239,950 Active 14 DOM
16. 2026-05-30
    days on market $239,950 Active 13 DOM
17. 2026-05-17
    listed $239,950 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,097
• − Mortgage interest: −$13,441
• − Property taxes: −$3,599
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$36
• − Depreciation: −$6,980
• Taxable loss: −$2,495
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $2,070/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.

Condition & rehab AI · 28 photos

Good 80/100 None rehab

This Eastland Homes new construction is in excellent condition with good curb appeal and a good layout. It is move-in ready and would benefit from some minor updates to increase its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a home more appealing
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve comfort
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a home more appealing ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Canyon ISD
• NCES district ID: 4812810
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $65,177
• Composite: 50.07/100
• National rank: #1912
• State rank: #78 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): 28,107
• Household income: $87,810
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 367.0

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: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 35% Two or more races 18% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% French/Haitian/Cajun 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: ▼ -111.59%
• Current HPI: 162.5206
• Rent YoY: ▲ 5.52%
• 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

1 event — show timeline

• 2026-05-17 Listed $239,950 AARMLS