Resolution X Plan · Amarillo, TX 79119

$129,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 71 Days on market

Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Resolution X: Peaceful Retirement Living at Country Estates Discover the perfect retirement haven in the Resolution X. This thoughtfully designed home offers a serene and comfortable living space, ideal for enjoying your golden years. Relax in the spacious living area, surrounded by the tranquility of Country Estates. Resolution X Features: Spacious open floor plan for comfortable living Eco-friendly construction with Clayton's eBuilt system Ideal for retirees seeking a peaceful lifestyle 10×10 storage shed for extra space 2-car carport for convenient parking Low-maintenance living at Country Estates Built with Clayton's innovative eBuilt system, the Resolution X incorporates over 25 eco-friendly features without compromising on comfort or style. Experience the benefits of reduced energy consumption and a smaller environmental footprint while enjoying your well-deserved retirement. Built with Clayton's innovative eBuilt system, the Resolution X incorporates over 25 eco-friendly features without compromising on comfort or style. Experience the benefits of reduced energy consumption and a smaller environmental footprint.

Key facts

• Listed 71 days

🏗️ 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 manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $122,195 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 5.9

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: 13.2%
• Equity multiple: 1.55×
• Total profit: $19,950
• Equity at exit: $19,383

10-year hold

• IRR: 24.5%
• Equity multiple: 3.45×
• Total profit: $89,152
• Equity at exit: $11,240

Cash invested: $36,399 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $548

Break-even live

Break-even rent $1,137

Max offer price $129,995

Occupancy floor 65%

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: $32,499
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7628 S Soncy Rd Amarillo, TX	1.0–3.0	1.0–2.0	1105	$1,750	$1.58	13d	3	0.76mi
7628 S Soncy Rd Amarillo, TX	2.0	2.0	1033	$1,450	$1.40	44d	1	0.76mi
7628 S Soncy Rd Amarillo, TX	2.0	2.0	1033	$1,500	$1.45	21d	1	0.76mi
6801 Mosley St Amarillo, TX	2.0	2.0	1497	$1,725	$1.15	44d	1	1.02mi
6300 Oakcrest Ln Amarillo, TX	3.0	2.0	1400	$1,825	$1.30	13d	2	1.32mi

Listing history 17 events

1. 2026-06-18
   days on market $129,995 Active 71 DOM
2. 2026-06-17
   days on market $129,995 Active 70 DOM
3. 2026-06-16
   days on market $129,995 Active 69 DOM
4. 2026-06-15
   days on market $129,995 Active 68 DOM
5. 2026-06-14
   days on market $129,995 Active 66 DOM
6. 2026-06-13
   days on market $129,995 Active 65 DOM
7. 2026-06-10
   days on market $129,995 Active 63 DOM
8. 2026-06-09
   days on market $129,995 Active 62 DOM
9. 2026-06-08
   days on market $129,995 Active 61 DOM
10. 2026-06-07
    days on market $129,995 Active 60 DOM
11. 2026-06-05
    pricedays on market $129,995 Active 57 DOM
12. 2026-06-03
    days on market $123,995 Active 56 DOM
13. 2026-06-02
    days on market $123,995 Active 55 DOM
14. 2026-06-01
    days on market $123,995 Active 54 DOM
15. 2026-05-31
    days on market $123,995 Active 53 DOM
16. 2026-05-30
    days on market $123,995 Active 52 DOM
17. 2026-04-08
    listed $123,995 Active 1143-char remark

    Show marketing remark (1143 chars)

    Resolution X: Peaceful Retirement Living at Country Estates Discover the perfect retirement haven in the Resolution X. This thoughtfully designed home offers a serene and comfortable living space, ideal for enjoying your golden years. Relax in the spacious living area, surrounded by the tranquility of Country Estates. Resolution X Features: Spacious open floor plan for comfortable living Eco-friendly construction with Clayton's eBuilt system Ideal for retirees seeking a peaceful lifestyle 10×10 storage shed for extra space 2-car carport for convenient parking Low-maintenance living at Country Estates Built with Clayton's innovative eBuilt system, the Resolution X incorporates over 25 eco-friendly features without compromising on comfort or style. Experience the benefits of reduced energy consumption and a smaller environmental footprint while enjoying your well-deserved retirement. Built with Clayton's innovative eBuilt system, the Resolution X incorporates over 25 eco-friendly features without compromising on comfort or style. Experience the benefits of reduced energy consumption and a smaller environmental footprint.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,966
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$3,782
• Taxable income: $4,788
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $5,424/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 · 12 photos

Good 80/100 None rehab

This manufactured home is in good condition with a modern and well-maintained interior and exterior. It is move-in ready and has the potential for minor improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding a small outdoor seating area — Can increase both resale and rental value by adding more living space outdoors.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding a small outdoor seating area — Can increase both resale and rental value by adding more living space outdoors. ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-04-08 Listed $123,995 Zillow