7501 Wellington Ct · Amarillo, TX 79119

$299,000

3 bd · 2.0 ba · 1,676 sqft · SingleFamily · 33 Days on market

Built 2024 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 +9.5/30.0
• 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
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 24-2452 - Built by Bluehaven Homes - Ready Now! Cul-de-sac lot! If contracted soon, you can pick your interior paint colors and granite from our selections! Our homes include many features including sod and irrigation in the front and backyard, spray foam insulation, custom cabinetry and more! Step inside your brand new home and be greeted by an inviting open-concept floor plan that seamlessly connects the living, dining, and kitchen areas. The kitchen is adorned with stunning granite countertops and custom cabinetry, offering both style and practicality. Storage enthusiasts will delight in the abundance of storage throughout the home, ensuring every item finds its place with ease. The isolated primary suite pampers you with a large walk-in closet and ensuite bathroom.

Key facts

• Custom cabinetry
• Cul de sac street
• Granite countertops

Tags

• CORNER LOT
• CUL DE SAC STREET
• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• ISLAND

Property features AI

Finance

• Other: Located within city limits zoning (SW Amarillo)
• HOA & community: Homeowners association with an annual fee of $40 (about $3.33/month); No community amenities listed

Exterior

• Parking: Attached garage with garage door opener; Garage faces front; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Faces west
• Construction: Brick exterior / brick veneer; Composition roof; Slab foundation; Built as residential single-family
• Exterior features: Wood fencing; Corner lot on a cul-de-sac; No other detached structures

Interior

• Kitchen: Range, Dishwasher, Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Range, Dishwasher, Microwave; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (18.6% below list).
• Recommended offer: $244k (18.6% 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-, 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: Heritage Hills El (402 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• 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 33 days — a 3% lower offer ($290k) 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 $243,514 (18.6% 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 33 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 10.2

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: -17.6%
• Equity multiple: 0.36×
• Total profit: $-53,619
• Equity at exit: $44,582

10-year hold

• IRR: -4.4%
• Equity multiple: 0.67×
• Total profit: $-27,997
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$438 /mo · $5,256/yr
• Insurance: −$125
• HOA: −$3
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-210

Break-even live

Break-even rent $2,701

Max offer price $261,934

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• 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	0.11mi
7517 John Thomas St Amarillo, TX	3.0	2.0	1642	$2,400	$1.46	44d	1	0.12mi
7602 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.20mi
7516 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.25mi
7514 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.25mi
7600 Beck Dr Amarillo, TX	3.0	2.0	1600	$2,350	$1.47	21d	1	0.25mi
7615 Arlo Dr Amarillo, TX	3.0	2.0	1702	$2,500	$1.47	21d	1	0.28mi
7206 Nick St Amarillo, TX	3.0	2.0	1939	$2,200	$1.13	13d	1	0.38mi
7628 S Soncy Rd Amarillo, TX	1.0–3.0	1.0–2.0	1105	$1,750	$1.58	13d	3	0.41mi
Mosley St Amarillo, TX	3.0	2.0	1636	$2,000	$1.22	43d	1	0.53mi
6801 Mosley St Amarillo, TX	2.0	2.0	1497	$1,725	$1.15	44d	1	0.64mi
Time Sq Amarillo, TX	3.0	2.0	1898	$2,450	$1.29	21d	1	1.10mi
9181 Town Square Blvd #1241 Amarillo, TX	1.0–3.0	1.0–2.0	998	$1,678	$1.68	43d	25	1.22mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 20 events

1. 2026-06-18
   days on market $299,000 Active 33 DOM
2. 2026-06-17
   days on market $299,000 Active 32 DOM
3. 2026-06-16
   days on market $299,000 Active 31 DOM
4. 2026-06-15
   days on market $299,000 Active 30 DOM
5. 2026-06-14
   days on market $299,000 Active 28 DOM
6. 2026-06-13
   days on market $299,000 Active 27 DOM
7. 2026-06-10
   days on market $299,000 Active 25 DOM
8. 2026-06-09
   days on market $299,000 Active 24 DOM
9. 2026-06-08
   days on market $299,000 Active 23 DOM
10. 2026-06-07
    days on market $299,000 Active 22 DOM
11. 2026-06-05
    days on market $299,000 Active 19 DOM
12. 2026-06-03
    pricedays on market $299,000 Active 18 DOM
13. 2026-06-02
    days on market $304,000 Active 17 DOM
14. 2026-06-01
    days on market $304,000 Active 16 DOM
15. 2026-05-31
    days on market $304,000 Active 15 DOM
16. 2026-05-30
    days on market $304,000 Active 14 DOM
17. 2026-05-15
    listed $309,000 Active
18. 2024-07-30
    soldstatus Closed 784-char remark

    Show marketing remark (784 chars)

    MLS# 24-2452 - Built by Bluehaven Homes - Ready Now! Cul-de-sac lot! If contracted soon, you can pick your interior paint colors and granite from our selections! Our homes include many features including sod and irrigation in the front and backyard, spray foam insulation, custom cabinetry and more! Step inside your brand new home and be greeted by an inviting open-concept floor plan that seamlessly connects the living, dining, and kitchen areas. The kitchen is adorned with stunning granite countertops and custom cabinetry, offering both style and practicality. Storage enthusiasts will delight in the abundance of storage throughout the home, ensuring every item finds its place with ease. The isolated primary suite pampers you with a large walk-in closet and ensuite bathroom.

19. 2024-07-22
    status Pending 784-char remark

    Show marketing remark (784 chars)

    MLS# 24-2452 - Built by Bluehaven Homes - Ready Now! Cul-de-sac lot! If contracted soon, you can pick your interior paint colors and granite from our selections! Our homes include many features including sod and irrigation in the front and backyard, spray foam insulation, custom cabinetry and more! Step inside your brand new home and be greeted by an inviting open-concept floor plan that seamlessly connects the living, dining, and kitchen areas. The kitchen is adorned with stunning granite countertops and custom cabinetry, offering both style and practicality. Storage enthusiasts will delight in the abundance of storage throughout the home, ensuring every item finds its place with ease. The isolated primary suite pampers you with a large walk-in closet and ensuite bathroom.

20. 2024-03-22
    listed $271,500 Active 784-char remark

    Show marketing remark (784 chars)

    MLS# 24-2452 - Built by Bluehaven Homes - Ready Now! Cul-de-sac lot! If contracted soon, you can pick your interior paint colors and granite from our selections! Our homes include many features including sod and irrigation in the front and backyard, spray foam insulation, custom cabinetry and more! Step inside your brand new home and be greeted by an inviting open-concept floor plan that seamlessly connects the living, dining, and kitchen areas. The kitchen is adorned with stunning granite countertops and custom cabinetry, offering both style and practicality. Storage enthusiasts will delight in the abundance of storage throughout the home, ensuring every item finds its place with ease. The isolated primary suite pampers you with a large walk-in closet and ensuite bathroom.

ⓘ 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: $5,256 · $438/mo
• Projected year-2 tax: $5,472 · $456/mo
• Expected delta: +$216/yr (+$18/mo · 4.1%)

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

Taxation est. · year 1

• Rental income: $29,222
• − Mortgage interest: −$16,749
• − Property taxes: −$5,256
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$36
• − Depreciation: −$8,698
• Taxable loss: −$7,688
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $-673/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 Cosmetic rehab

This home is in good condition with a good curb appeal and a well-maintained interior. It has a good resale and rental value with minor updates that can further increase its value.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can increase property value
• Resale Landscaping improvements — Enhances curb appeal and can increase property value
• Both New flooring in the living room — Improves aesthetics and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and can increase property value ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both New flooring in the living room — Improves aesthetics and can increase both resale and rental value ↑

ⓘ 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

+13.8% since first listed

4 events — show timeline

• 2026-05-15 Listed $309,000 AARMLS
• 2024-07-30 Sold (MLS) — AARMLS
• 2024-07-22 Pending — AARMLS
• 2024-03-22 Listed $271,500 AARMLS

Property tax history

+1107.4%/yr

Latest (2025): $5,256 · +1107.4% YoY. Source: county tax records.