Texas Plan · Amarillo, TX 79119

$288,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 657 Days on market

Poor condition

---

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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the epitome of comfort in this inviting three bedroom, two bathroom residence boasting a spacious kitchen adorned with an expansive island, perfect for culinary adventures and gatherings. Tucked away for privacy, the isolated primary bedroom offers a serene retreat with a large walk in closet. The remaining two bedrooms offer generous space for bedrooms, an office, or any other purpose your family requires! The garage also features extra storage space. Our homes include numerous features, such as sod and irrigation in both the front and backyards, spray foam insulation, granite countertops, custom cabinetry, and more!

Key facts

• Expansive island
• Custom cabinetry
• Large walk-in closet

Tags

• EXPANSIVE ISLAND
• LARGE WALK-IN CLOSET
• CUSTOM CABINETRY

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-71 ($-854/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (15.6% below list).
• Recommended offer: $243k (15.6% 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-, schools D, crime 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.
• Market conditions: Rents rising fast (+6.2%/yr); 477 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 657 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $242,931 (15.6% 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. It's been on market 657 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.21% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.47×
• Total profit: $-43,065
• Equity at exit: $42,942

10-year hold

• IRR: -1.2%
• Equity multiple: 0.90×
• Total profit: $-7,687
• Equity at exit: $24,901

Cash invested: $80,640 (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 79119

• Home prices YoY: -19.1%
• Rents YoY: 6.2%
• Active inventory: 477
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,429 high
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,320/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-71

Break-even live

Break-even rent $2,519

Max offer price $277,705

Occupancy floor 98%

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7506 John Thomas St Amarillo, TX	4.0	2.0	1732	$3,200	$1.85	13d	1	0.07mi
7602 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.09mi
7517 John Thomas St Amarillo, TX	3.0	2.0	1642	$2,400	$1.46	44d	1	0.12mi
7516 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.18mi
7514 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.18mi
7600 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.18mi
7615 Arlo Dr Amarillo, TX	3.0	2.0	1702	$2,500	$1.47	21d	1	0.19mi
7206 Nick St Amarillo, TX	3.0	2.0	1939	$2,200	$1.13	13d	1	0.49mi
7628 S Soncy Rd Amarillo, TX	1.0–3.0	1.0–2.0	1105	$1,750	$1.58	13d	3	0.52mi
Mosley St Amarillo, TX	3.0	2.0	1636	$2,000	$1.22	43d	1	0.62mi
6801 Mosley St Amarillo, TX	2.0	2.0	1497	$1,725	$1.15	44d	1	0.72mi
Time Sq Amarillo, TX	3.0	2.0	1898	$2,450	$1.29	21d	1	1.13mi
9181 Town Square Blvd #1241 Amarillo, TX	1.0–3.0	1.0–2.0	998	$1,678	$1.68	43d	25	1.24mi

Listing history 24 events

1. 2026-06-18
   days on market $288,000 Active 657 DOM
2. 2026-06-17
   days on market $288,000 Active 656 DOM
3. 2026-06-16
   days on market $288,000 Active 655 DOM
4. 2026-06-15
   days on market $288,000 Active 654 DOM
5. 2026-06-14
   days on market $288,000 Active 652 DOM
6. 2026-06-13
   days on market $288,000 Active 651 DOM
7. 2026-06-10
   days on market $288,000 Active 649 DOM
8. 2026-06-09
   days on market $288,000 Active 648 DOM
9. 2026-06-08
   days on market $288,000 Active 647 DOM
10. 2026-06-07
    days on market $288,000 Active 646 DOM
11. 2026-06-05
    days on market $288,000 Active 643 DOM
12. 2026-06-03
    days on market $288,000 Active 642 DOM
13. 2026-06-02
    days on market $288,000 Active 641 DOM
14. 2026-06-01
    days on market $288,000 Active 640 DOM
15. 2026-05-31
    days on market $288,000 Active 639 DOM
16. 2026-05-30
    days on market $288,000 Active 638 DOM
17. 2026-03-03
    price $288,000 634-char remark

    Show marketing remark (543 chars)

    Discover comfort and style in this inviting 3-bedroom, 2-bath home. The spacious kitchen features an expansive island perfect for cooking and entertaining. The isolated primary suite offers a peaceful retreat with a large walk-in closet. Two additional bedrooms provide flexible space for guests, an office, or whatever you need. The garage includes extra storage, and the home is packed with features like sod and irrigation front and back, spray foam insulation, granite countertops, custom cabinetry, and more. (Photos for reference only. )

18. 2026-03-03
    price $288,000 543-char remark

    Show marketing remark (543 chars)

    Discover comfort and style in this inviting 3-bedroom, 2-bath home. The spacious kitchen features an expansive island perfect for cooking and entertaining. The isolated primary suite offers a peaceful retreat with a large walk-in closet. Two additional bedrooms provide flexible space for guests, an office, or whatever you need. The garage includes extra storage, and the home is packed with features like sod and irrigation front and back, spray foam insulation, granite countertops, custom cabinetry, and more. (Photos for reference only. )

19. 2025-02-22
    price $272,000 634-char remark

    Show marketing remark (543 chars)

    Discover comfort and style in this inviting 3-bedroom, 2-bath home. The spacious kitchen features an expansive island perfect for cooking and entertaining. The isolated primary suite offers a peaceful retreat with a large walk-in closet. Two additional bedrooms provide flexible space for guests, an office, or whatever you need. The garage includes extra storage, and the home is packed with features like sod and irrigation front and back, spray foam insulation, granite countertops, custom cabinetry, and more. (Photos for reference only. )

20. 2025-02-22
    price $272,000 543-char remark

    Show marketing remark (543 chars)

    Discover comfort and style in this inviting 3-bedroom, 2-bath home. The spacious kitchen features an expansive island perfect for cooking and entertaining. The isolated primary suite offers a peaceful retreat with a large walk-in closet. Two additional bedrooms provide flexible space for guests, an office, or whatever you need. The garage includes extra storage, and the home is packed with features like sod and irrigation front and back, spray foam insulation, granite countertops, custom cabinetry, and more. (Photos for reference only. )

21. 2024-12-12
    price $264,000 543-char remark

    Show marketing remark (634 chars)

    Discover the epitome of comfort in this inviting three bedroom, two bathroom residence boasting a spacious kitchen adorned with an expansive island, perfect for culinary adventures and gatherings. Tucked away for privacy, the isolated primary bedroom offers a serene retreat with a large walk in closet. The remaining two bedrooms offer generous space for bedrooms, an office, or any other purpose your family requires! The garage also features extra storage space. Our homes include numerous features, such as sod and irrigation in both the front and backyards, spray foam insulation, granite countertops, custom cabinetry, and more!

22. 2024-12-12
    price $264,000 634-char remark

    Show marketing remark (634 chars)

    Discover the epitome of comfort in this inviting three bedroom, two bathroom residence boasting a spacious kitchen adorned with an expansive island, perfect for culinary adventures and gatherings. Tucked away for privacy, the isolated primary bedroom offers a serene retreat with a large walk in closet. The remaining two bedrooms offer generous space for bedrooms, an office, or any other purpose your family requires! The garage also features extra storage space. Our homes include numerous features, such as sod and irrigation in both the front and backyards, spray foam insulation, granite countertops, custom cabinetry, and more!

23. 2024-08-30
    listed $256,000 Active 634-char remark

    Show marketing remark (543 chars)

    Discover comfort and style in this inviting 3-bedroom, 2-bath home. The spacious kitchen features an expansive island perfect for cooking and entertaining. The isolated primary suite offers a peaceful retreat with a large walk-in closet. Two additional bedrooms provide flexible space for guests, an office, or whatever you need. The garage includes extra storage, and the home is packed with features like sod and irrigation front and back, spray foam insulation, granite countertops, custom cabinetry, and more. (Photos for reference only. )

24. 2024-08-30
    listed $256,000 Active 543-char remark

    Show marketing remark (543 chars)

    Discover comfort and style in this inviting 3-bedroom, 2-bath home. The spacious kitchen features an expansive island perfect for cooking and entertaining. The isolated primary suite offers a peaceful retreat with a large walk-in closet. Two additional bedrooms provide flexible space for guests, an office, or whatever you need. The garage includes extra storage, and the home is packed with features like sod and irrigation front and back, spray foam insulation, granite countertops, custom cabinetry, and more. (Photos for reference only. )

ⓘ 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: $29,152
• − Mortgage interest: −$16,132
• − Property taxes: −$4,320
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,332
• − Management: −$2,332
• − Depreciation: −$8,378
• Taxable loss: −$5,783
• Est. tax savings @ 24.0%: +$1,388
• After-tax cash flow: $534/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 · 2 photos

Poor 20/100 Extensive rehab

The property appears to be a rendering or model, not a real property. No physical assessment can be made.

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): 24,907
• Household income: $114,432
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 272.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Slovak 2% Iranian 1%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 5% Chinese 1% 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: ▼ -39.08%
• Current HPI: 165.3226
• Rent YoY: ▲ 6.21%
• 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

+12.5% since first listed

8 events — show timeline

• 2026-03-03 Price Changed $288,000 Zillow
• 2026-03-03 Price Changed $288,000 Zillow
• 2025-02-22 Price Changed $272,000 Zillow
• 2025-02-22 Price Changed $272,000 Zillow
• 2024-12-12 Price Changed $264,000 Zillow
• 2024-12-12 Price Changed $264,000 Zillow
• 2024-08-30 Listed $256,000 Zillow
• 2024-08-30 Listed $256,000 Zillow