3102 Swenson St · Amarillo, TX 79119

$275,500

3 bd · 2.0 ba · 1,591 sqft · SingleFamily · 51 Days on market

Built 2024 Excellent condition

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Rent growth +4.1/5.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Homestead!! This Home qualifies for $10k in Flex Cash! This affordable new home can be your first step to investing in your future! The Jennifer Floor Plan welcomes you with a modern exterior with three brick and cedar columns and a skillion roofline. Inside, you'll be greeted by a cozy foyer moving you in toward the spacious, open-concept kitchen and living area. Here you'll find a large kitchen island, stainless steel appliances, and a dining nook with abundant natural light. Each of the home's three bedrooms includes a spacious closet and both bathrooms feature granite countertops. This quality new home is complete with a two-car garage, three additional storage closets to stay organized, and a front and back yard with a covered patio.

Key facts

• Pristine interiors
• Backyard blank slate
• Neighborhood parks

Tags

• PRISTINE INTERIORS
• BACKYARD BLANK SLATE
• NEIGHBORHOOD PARKS

Property features AI

Finance

• Other: Zoned: 0200 - SW Amarillo in City Limits

Exterior

• Parking: Attached garage; Garage faces front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Brick and frame construction
• Construction: Composition roof; Slab foundation; Built with brick and frame materials
• Exterior features: Wood fencing; Home faces west side of Swenson Street (per directions)

Interior

• Kitchen: Dishwasher; Range; Microwave; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Pantry; Air purifier

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $276k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (15.0% below list).
• Recommended offer: $234k (15.0% 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: Hillside El (math 65% / reading 60%, grade B, #311 of 4,322 statewide, top 7%, 348 students, 33% FRL); West Plains J H (math 59% / reading 58%, grade B, #185 of 1,662 statewide, top 12%, 615 students, 33% FRL); West Plains H S (910 students, 31% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 477 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2k of loan paydown is wiped out by about $8k 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 51 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $234,141 (15.0% 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 51 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 9.8

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: -15.8%
• Equity multiple: 0.42×
• Total profit: $-44,648
• Equity at exit: $41,078

10-year hold

• IRR: -2.4%
• Equity multiple: 0.81×
• Total profit: $-14,504
• Equity at exit: $23,820

Cash invested: $77,140 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$1,445
• Tax from tax record: −$414 /mo · $4,968/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-124

Break-even live

Break-even rent $2,498

Max offer price $253,621

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-46	+0% $-124	+5% $-202	+10% $-280
Rent	-10% $-309	-5% $-216	+0% $-124	+5% $-31	+10% $61
Rate	-1.0pp $15	-0.5pp $-54	base $-124	+0.5pp $-195	+1.0pp $-268

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: $68,875
• Closing costs: $8,265
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3013 Swenson St Amarillo, TX	4.0	2.0	1612	$2,400	$1.49	23d	1	0.05mi
2801 Ranch House Rd Amarillo, TX	3.0	2.0	1205	$2,100	$1.74	45d	1	0.72mi
7727 Cervin Dr Amarillo, TX	2.0	2.0	1696	$2,200	$1.30	45d	1	1.23mi

Listing history 21 events

1. 2026-06-22
   days on market $275,500 Active 51 DOM
2. 2026-06-18
   days on market $275,500 Active 48 DOM
3. 2026-06-17
   days on market $275,500 Active 47 DOM
4. 2026-06-16
   days on market $275,500 Active 46 DOM
5. 2026-06-15
   days on market $275,500 Active 45 DOM
6. 2026-06-14
   days on market $275,500 Active 43 DOM
7. 2026-06-13
   days on market $275,500 Active 42 DOM
8. 2026-06-10
   days on market $275,500 Active 40 DOM
9. 2026-06-09
   days on market $275,500 Active 39 DOM
10. 2026-06-08
    days on market $275,500 Active 38 DOM
11. 2026-06-07
    days on market $275,500 Active 37 DOM
12. 2026-06-05
    days on market $275,500 Active 34 DOM
13. 2026-06-03
    days on market $275,500 Active 33 DOM
14. 2026-06-02
    days on market $275,500 Active 32 DOM
15. 2026-06-01
    days on market $275,500 Active 31 DOM
16. 2026-05-31
    days on market $275,500 Active 30 DOM
17. 2026-05-30
    days on market $275,500 Active 29 DOM
18. 2026-05-01
    listed $275,500 Active 503-char remark
19. 2024-09-16
    soldstatus Closed 759-char remark

    Show marketing remark (759 chars)

    Welcome to Homestead!! This Home qualifies for $10k in Flex Cash! This affordable new home can be your first step to investing in your future! The Jennifer Floor Plan welcomes you with a modern exterior with three brick and cedar columns and a skillion roofline. Inside, you'll be greeted by a cozy foyer moving you in toward the spacious, open-concept kitchen and living area. Here you'll find a large kitchen island, stainless steel appliances, and a dining nook with abundant natural light. Each of the home's three bedrooms includes a spacious closet and both bathrooms feature granite countertops. This quality new home is complete with a two-car garage, three additional storage closets to stay organized, and a front and back yard with a covered patio.

20. 2024-08-31
    status Pending 759-char remark

    Show marketing remark (759 chars)

    Welcome to Homestead!! This Home qualifies for $10k in Flex Cash! This affordable new home can be your first step to investing in your future! The Jennifer Floor Plan welcomes you with a modern exterior with three brick and cedar columns and a skillion roofline. Inside, you'll be greeted by a cozy foyer moving you in toward the spacious, open-concept kitchen and living area. Here you'll find a large kitchen island, stainless steel appliances, and a dining nook with abundant natural light. Each of the home's three bedrooms includes a spacious closet and both bathrooms feature granite countertops. This quality new home is complete with a two-car garage, three additional storage closets to stay organized, and a front and back yard with a covered patio.

21. 2024-08-19
    listed $274,000 Active 759-char remark

    Show marketing remark (759 chars)

    Welcome to Homestead!! This Home qualifies for $10k in Flex Cash! This affordable new home can be your first step to investing in your future! The Jennifer Floor Plan welcomes you with a modern exterior with three brick and cedar columns and a skillion roofline. Inside, you'll be greeted by a cozy foyer moving you in toward the spacious, open-concept kitchen and living area. Here you'll find a large kitchen island, stainless steel appliances, and a dining nook with abundant natural light. Each of the home's three bedrooms includes a spacious closet and both bathrooms feature granite countertops. This quality new home is complete with a two-car garage, three additional storage closets to stay organized, and a front and back yard with a covered patio.

ⓘ 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: $4,968 · $414/mo
• Projected year-2 tax: $5,042 · $420/mo
• Expected delta: +$73/yr (+$6/mo · 1.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,097
• − Mortgage interest: −$15,432
• − Property taxes: −$4,968
• − Insurance: −$1,378
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$8,015
• Taxable loss: −$6,191
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $0/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

Excellent 95/100 None rehab

This move-in ready home in the Homestead neighborhood is in excellent condition with modern finishes and ample natural light. It offers a blank slate for landscaping and interior updates to further enhance its value.

Value-add opportunities

• Both Landscaping and sod installation — Enhances curb appeal and provides a lush outdoor space.
• Both Painting interior walls — Fresh paint can make the home feel new and inviting.
• Both Landscaping and sod installation — Enhances curb appeal and provides a lush outdoor space.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and sod installation — Enhances curb appeal and provides a lush outdoor space. ↑
• Both Painting interior walls — Fresh paint can make the home feel new and inviting. ↑
• Both Landscaping and sod installation — Enhances curb appeal and provides a lush outdoor space. ↑

ⓘ 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): 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

+0.5% since first listed

4 events — show timeline

• 2026-05-01 Listed $275,500 AARMLS
• 2024-09-16 Sold (MLS) — AARMLS
• 2024-08-31 Pending — AARMLS
• 2024-08-19 Listed $274,000 AARMLS