4305 S Bonham St · Amarillo, TX 79110

$188,211

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 32 Days on market

Built 1962

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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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.0/10.0
• Rent growth +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the charm of South Lawn! This desirable 3 bed 2 bath home offers spacious rooms for entertaining. Walk into an inviting entry way giving you access to the dining room that flows into the kitchen. You may also follow the entry way to a big entertaining living area. This home features a huge walk-in pantry. Primary bedroom enjoys a private bathroom, along with his and hers closets. Don't miss this one!

Key facts

• His and hers closets
• Huge walk-in pantry
• Private bathroom

Tags

• INVITING ENTRY WAY
• BIG ENTERTAINING LIVING AREA
• HUGE WALK-IN PANTRY
• PRIVATE BATHROOM
• HIS AND HERS CLOSETS

Property features AI

Exterior

• Parking: Attached garage facing front with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Located in SE Amarillo within city limits

Interior

• Bathrooms: Two full bathrooms
• Interior features: Directions provided to property (heading south on Washington, right on 45th Ave, right on S Bonham)
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-9 ($-113/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (10.1% below list).
• Recommended offer: $169k (10.1% 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.
• 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.
• Market conditions: Rents rising fast (+6.0%/yr); 65 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $6k 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 ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,272 (10.1% 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 32 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.04% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.51×
• Total profit: $-25,708
• Equity at exit: $28,063

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $366
• Equity at exit: $16,273

Cash invested: $52,699 (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 79110

• Rents YoY: 6.0%
• Active inventory: 65
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$987
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-9

Break-even live

Break-even rent $1,705

Max offer price $186,551

Occupancy floor 96%

Sensitivity live

Price	-10% $97	-5% $44	+0% $-9	+5% $-63	+10% $-116
Rent	-10% $-143	-5% $-76	+0% $-9	+5% $57	+10% $124
Rate	-1.0pp $85	-0.5pp $38	base $-9	+0.5pp $-58	+1.0pp $-108

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: $47,053
• Closing costs: $5,646
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4108 Crockett St Amarillo, TX	3.0	1.0	1373	$1,525	$1.11	44d	1	0.22mi
4316 S Hayden St Amarillo, TX	3.0	1.5	1356	$1,650	$1.22	44d	1	0.44mi
3610 S Austin St Amarillo, TX	3.0	2.5	1810	$2,100	$1.16	44d	1	0.48mi
4611 Cline Rd Amarillo, TX	4.0	1.5	1500	$1,500	$1.00	22d	1	0.49mi
4615 S Lipscomb St Amarillo, TX	3.0	2.0	1168	$1,000	$0.86	14d	1	0.57mi
4308 S Jackson St Amarillo, TX	3.0	1.0	1302	$1,490	$1.14	22d	1	0.74mi
1128 Pikes Peak Dr Amarillo, TX	4.0	2.0	1867	$1,995	$1.07	22d	1	0.80mi
4109 Tucson Dr Amarillo, TX	3.0	2.0	1395	$1,950	$1.40	22d	1	1.14mi
3719 Julie Dr Amarillo, TX	3.0	2.0	1455	$1,675	$1.15	14d	1	1.25mi
3005 SW 28th Ave Unit C Amarillo, TX	3.0	2.0	1480	$1,700	$1.15	14d	1	1.26mi
3101 S Van Buren St Amarillo, TX	3.0	2.0	1922	$2,300	$1.20	14d	1	1.26mi
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	14d	1	1.30mi
5146 Susan Dr Amarillo, TX	3.0	2.0	1244	$1,675	$1.35	22d	1	1.32mi
3110 SW 27th Ave Amarillo, TX	1.0–3.0	1.0–2.0	1085	$1,482	$1.37	14d	3	1.42mi
3110 SW 27th Ave Amarillo, TX	3.0	2.0	1470	$1,482	$1.01	22d	1	1.42mi
2709 S Van Buren St Unit 1 Amarillo, TX	3.0	2.0	1787	$2,100	$1.18	14d	1	1.43mi
307 Mikeska St Amarillo, TX	3.0	2.0	1250	$1,800	$1.44	22d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $188,211 Active 32 DOM
2. 2026-06-17
   days on market $188,211 Active 31 DOM
3. 2026-06-16
   days on market $188,211 Active 30 DOM
4. 2026-06-15
   days on market $188,211 Active 29 DOM
5. 2026-06-14
   days on market $188,211 Active 27 DOM
6. 2026-06-13
   days on market $188,211 Active 26 DOM
7. 2026-06-10
   days on market $188,211 Active 24 DOM
8. 2026-06-09
   days on market $188,211 Active 23 DOM
9. 2026-06-08
   days on market $188,211 Active 22 DOM
10. 2026-06-07
    days on market $188,211 Active 21 DOM
11. 2026-06-03
    days on market $188,211 Active 17 DOM
12. 2026-06-02
    days on market $188,211 Active 16 DOM
13. 2026-06-01
    days on market $188,211 Active 15 DOM
14. 2026-05-31
    days on market $188,211 Active 14 DOM
15. 2026-05-30
    days on market $188,211 Active 13 DOM
16. 2026-05-16
    listed $188,211 Active

ⓘ 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: $3,375 · $281/mo
• Projected year-2 tax: $3,444 · $287/mo
• Expected delta: +$70/yr (+$6/mo · 2.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $20,313
• − Mortgage interest: −$10,543
• − Property taxes: −$3,375
• − Insurance: −$941
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$5,475
• Taxable loss: −$3,271
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $672/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): 16,994
• Household income: $66,683
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 208.0

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 13% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 13% Other Indo-European 2% Other Asian/Pacific 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: ▼ -226.16%
• Current HPI: 180.2164
• Rent YoY: ▲ 6.04%
• 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

• 2026-05-16 Listed $188,211 AARMLS

Property tax history

+4.7%/yr

Latest (2025): $3,375 · +11.9% YoY. Source: county tax records.