3401 Brennan Unit #25 Blvd · Amarillo, TX 79121

$210,000

2 bd · 2.0 ba · 1,247 sqft · Condo public records · 62 Days on market

Built 1984 $168/sqft · at area comps Est $290k · 27% under $330/mo HOA · 25% of rent

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Hamptons Condominiums, Unit #25. Welcome to this inviting 2 story condominium nestled in a charming community. It features 3 bedrooms, 2.5 Bathrooms offering ample space for relaxation and privacy. The master bedroom features an ensuite bathroom. The main floor welcomes you with an open-concept living area, seamlessly connecting the living room & dining space. A half bath on the main level ensures practicality and ease for guests. Has an attached 2 car garage and has its own private backyard! The Hampton's features shared landscaping and pool area, where residents can unwind socialize, and enjoy the sunshine. This condo provides comfort & a sense of community!

Key facts

• Private backyard
• Pool area
• Ensuite bathroom

Tags

• OPEN-CONCEPT LIVING AREA
• ENSUITE BATHROOM
• PRIVATE BACKYARD
• POOL AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-727 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (61.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (35.9% below list).
• Recommended offer: $82k (61.1% below list) — sets the bar for cash-flow.

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.
• 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.
• Zoned schools: Sleepy Hollow El (math 72% / reading 66%, grade A-, #168 of 4,322 statewide, top 4%, 517 students, 31% FRL); Bonham Middle (math 61% / reading 49%, grade B-, #248 of 1,662 statewide, top 15%, 867 students, 37% FRL); Amarillo H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,170 students, 34% FRL) — zoned schools average 34% FRL vs 58% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 61% at this address vs 42% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Amarillo ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 62 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 31 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $81,658 (61.1% 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 62 days. Have you received any prior offers? Is the seller open to a 61% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.64% ✗
• Cap rate: 2.14%
• Cash-on-cash: -14.83%
• DSCR: 0.34
• GRM: 13.0

CMA / ARV

• ARV (median comp): $289,537
• List price: $210,000
• Delta: -27.47%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -44.5%
• Equity multiple: -0.36×
• Total profit: $-80,073
• Equity at exit: $31,312

10-year hold

• IRR: -78.4%
• Equity multiple: -1.18×
• Total profit: $-128,381
• Equity at exit: $18,157

Cash invested: $58,800 (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 79121

• Active inventory: 39
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$271 /mo · $3,251/yr
• Insurance: −$88
• HOA: −$330
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-727

Break-even live

Break-even rent $2,265

Max offer price $81,658

Occupancy floor —

Sensitivity live

Price	-10% $-608	-5% $-667	+0% $-727	+5% $-786	+10% $-845
Rent	-10% $-833	-5% $-780	+0% $-727	+5% $-673	+10% $-620
Rate	-1.0pp $-621	-0.5pp $-673	base $-727	+0.5pp $-781	+1.0pp $-836

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 S Coulter St Amarillo, TX	1.0–2.0	1.0–2.0	805	$1,139	$1.41	15d	7	0.95mi
2801 Ranch House Rd Amarillo, TX	3.0	2.0	1205	$2,100	$1.74	45d	1	1.00mi
8910 Hockley St Amarillo, TX	2.0	2.0	1005	$1,850	$1.84	45d	1	1.06mi
2808 Haystack Way Amarillo, TX	2.0	2.0	1010	$1,850	$1.83	45d	1	1.08mi
6801 Wolflin Ave Amarillo, TX	1.0–2.0	1.0–2.0	806	$1,065	$1.32	15d	7	1.18mi
1950 Howard Dr Unit 1950 Amarillo, TX	2.0	1.0	1079	$1,050	$0.97	45d	1	1.32mi
1950 Howard Dr Unit 1952 Amarillo, TX	2.0	1.0	1079	$1,100	$1.02	45d	1	1.32mi
1921 Gregory Dr Amarillo, TX	2.0	1.0	934	$899	$0.96	15d	1	1.35mi
1917 Gregory Dr Amarillo, TX	2.0	1.0	928	$899	$0.97	15d	1	1.38mi
1915 Gregory Dr Amarillo, TX	2.0	1.0	928	$899	$0.97	15d	1	1.39mi
1910 Howard Dr Amarillo, TX	2.0	1.0	1055	$1,150	$1.09	45d	1	1.43mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-05-07
   status Pending 684-char remark

   Show marketing remark (684 chars)

   The Hamptons Condominiums, Unit #25. Welcome to this inviting 2 story condominium nestled in a charming community. It features 3 bedrooms, 2.5 Bathrooms offering ample space for relaxation and privacy. The master bedroom features an ensuite bathroom. The main floor welcomes you with an open-concept living area, seamlessly connecting the living room & dining space. A half bath on the main level ensures practicality and ease for guests. Has an attached 2 car garage and has its own private backyard! The Hampton's features shared landscaping and pool area, where residents can unwind socialize, and enjoy the sunshine. This condo provides comfort & a sense of community!

2. 2026-04-09
   price $210,000 684-char remark

   Show marketing remark (684 chars)

   The Hamptons Condominiums, Unit #25. Welcome to this inviting 2 story condominium nestled in a charming community. It features 3 bedrooms, 2.5 Bathrooms offering ample space for relaxation and privacy. The master bedroom features an ensuite bathroom. The main floor welcomes you with an open-concept living area, seamlessly connecting the living room & dining space. A half bath on the main level ensures practicality and ease for guests. Has an attached 2 car garage and has its own private backyard! The Hampton's features shared landscaping and pool area, where residents can unwind socialize, and enjoy the sunshine. This condo provides comfort & a sense of community!

3. 2026-03-06
   listed $215,000 Active 684-char remark

   Show marketing remark (684 chars)

   The Hamptons Condominiums, Unit #25. Welcome to this inviting 2 story condominium nestled in a charming community. It features 3 bedrooms, 2.5 Bathrooms offering ample space for relaxation and privacy. The master bedroom features an ensuite bathroom. The main floor welcomes you with an open-concept living area, seamlessly connecting the living room & dining space. A half bath on the main level ensures practicality and ease for guests. Has an attached 2 car garage and has its own private backyard! The Hampton's features shared landscaping and pool area, where residents can unwind socialize, and enjoy the sunshine. This condo provides comfort & a sense of community!

4. 2025-11-04
   soldstatus Closed 688-char remark

   Show marketing remark (688 chars)

   Welcome to The Hamptons, Unit #17! This charming two-story condo has all the cozy vibes and convenience you're looking for. With 1.5 bedrooms and 1.5 baths, the upstairs suite feels like your own private retreat, while the open-concept living + dining downstairs is perfect for hosting or relaxing. A handy half bath keeps guests comfortable, and the attached two-car garage is a convenience. At The Hamptons, you'll enjoy beautifully maintained landscaping and a beautiful pool, ideal for soaking up the sunshine or catching up with neighbors. Plus, you're just minutes from shopping, dining, and local favorites. More than just a condo, it's a lifestyle, ready to welcome you home!

5. 2025-10-03
   price $220,000
6. 2025-09-20
   historical Active Under Contract 688-char remark

   Show marketing remark (688 chars)

   Welcome to The Hamptons, Unit #17! This charming two-story condo has all the cozy vibes and convenience you're looking for. With 1.5 bedrooms and 1.5 baths, the upstairs suite feels like your own private retreat, while the open-concept living + dining downstairs is perfect for hosting or relaxing. A handy half bath keeps guests comfortable, and the attached two-car garage is a convenience. At The Hamptons, you'll enjoy beautifully maintained landscaping and a beautiful pool, ideal for soaking up the sunshine or catching up with neighbors. Plus, you're just minutes from shopping, dining, and local favorites. More than just a condo, it's a lifestyle, ready to welcome you home!

7. 2025-09-12
   listed $179,900 Active 688-char remark

   Show marketing remark (688 chars)

   Welcome to The Hamptons, Unit #17! This charming two-story condo has all the cozy vibes and convenience you're looking for. With 1.5 bedrooms and 1.5 baths, the upstairs suite feels like your own private retreat, while the open-concept living + dining downstairs is perfect for hosting or relaxing. A handy half bath keeps guests comfortable, and the attached two-car garage is a convenience. At The Hamptons, you'll enjoy beautifully maintained landscaping and a beautiful pool, ideal for soaking up the sunshine or catching up with neighbors. Plus, you're just minutes from shopping, dining, and local favorites. More than just a condo, it's a lifestyle, ready to welcome you home!

8. 2025-07-28
   soldstatus Closed
9. 2025-07-15
   soldstatus Closed
10. 2025-07-03
    status Pending
11. 2025-07-02
    listed $260,000 Active
12. 2025-05-07
    historical Active Under Contract
13. 2025-03-25
    listed $245,000 Active
14. 2025-01-03
    soldstatus Closed
15. 2024-12-31
    soldstatus
16. 2024-12-14
    status Pending
17. 2024-12-03
    historical Active Under Contract
18. 2024-11-18
    listed $180,000 Active
19. 2024-09-26
    soldstatus Closed
20. 2024-08-26
    status Pending
21. 2024-08-21
    price $175,000
22. 2024-08-16
    soldstatus Closed
23. 2024-08-07
    listed $180,000 Active
24. 2024-07-16
    historical Active Under Contract
25. 2024-07-05
    listed $225,000 Active
26. 2023-12-07
    soldstatus Closed
27. 2023-10-16
    soldstatus Closed
28. 2023-09-29
    listed $245,000 Active
29. 2023-09-12
    price $240,000
30. 2023-09-08
    soldstatus Closed
31. 2023-09-06
    status Active
32. 2023-08-15
    historical
33. 2023-08-10
    listed $245,000 Active
34. 2023-08-02
    listed $260,000 Active
35. 2023-07-07
    soldstatus Closed
36. 2023-05-17
    listed $200,000 Active
37. 2023-04-27
    soldstatus
38. 2023-04-26
    soldstatus Closed
39. 2023-04-04
    listed $139,000 Active
40. 2021-12-09
    soldstatus
41. 2021-09-29
    listed $219,000
42. 2021-03-05
    soldstatus
43. 2021-02-05
    listed $175,000
44. 2021-01-19
    soldstatus
45. 2020-11-23
    listed $153,000
46. 2020-10-23
    soldstatus
47. 2020-10-05
    soldstatus
48. 2020-08-14
    listed $126,000
49. 2020-08-11
    soldstatus
50. 2020-07-24
    listed $149,900

ⓘ 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: $3,251 · $271/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$592/yr (+$49/mo · 18.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $16,149
• − Mortgage interest: −$11,763
• − Property taxes: −$3,251
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − HOA: −$3,960
• − Depreciation: −$6,109
• Taxable loss: −$12,568
• Est. tax savings @ 24.0%: +$3,016
• After-tax cash flow: $-5,702/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
• City population: 185,802
• Population (ZIP): 5,879

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 12% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Vietnam, Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% Vietnamese 4% 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: ▼ -151.82%
• Current HPI: 167.7934
• Rent YoY: —
• Metro: —
• 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

+82.8% since first listed

81 events — show timeline

• 2026-05-07 Pending — AARMLS
• 2026-04-09 Price Changed $210,000 AARMLS
• 2026-03-06 Listed $215,000 AARMLS
• 2025-11-04 Sold (MLS) — AARMLS
• 2025-10-03 Price Changed $220,000 AARMLS
• 2025-09-20 Contingent — AARMLS
• 2025-09-12 Listed $179,900 AARMLS
• 2025-07-28 Sold (MLS) — AARMLS
• 2025-07-15 Sold (MLS) — AARMLS
• 2025-07-03 Pending — AARMLS
• 2025-07-02 Listed $260,000 AARMLS
• 2025-05-07 Contingent — AARMLS
• 2025-03-25 Listed $245,000 AARMLS
• 2025-01-03 Sold (MLS) — AARMLS
• 2024-12-31 Sold (Public Records) — Public Records
• 2024-12-14 Pending — AARMLS
• 2024-12-03 Contingent — AARMLS
• 2024-11-18 Listed $180,000 AARMLS
• 2024-09-26 Sold (MLS) — AARMLS
• 2024-08-26 Pending — AARMLS
• 2024-08-21 Price Changed $175,000 AARMLS
• 2024-08-16 Sold (MLS) — AARMLS
• 2024-08-07 Listed $180,000 AARMLS
• 2024-07-16 Contingent — AARMLS
• 2024-07-05 Listed $225,000 AARMLS
• 2023-12-07 Sold (MLS) — AARMLS
• 2023-10-16 Sold (MLS) — AARMLS
• 2023-09-29 Listed $245,000 AARMLS
• 2023-09-12 Price Changed $240,000 AARMLS
• 2023-09-08 Sold (MLS) — AARMLS
• 2023-09-06 Relisted — AARMLS
• 2023-08-15 Delisted — AARMLS
• 2023-08-10 Listed $245,000 AARMLS
• 2023-08-02 Listed $260,000 AARMLS
• 2023-07-07 Sold (MLS) — AARMLS
• 2023-05-17 Listed $200,000 AARMLS
• 2023-04-27 Sold (Public Records) — Public Records
• 2023-04-26 Sold (MLS) — AARMLS
• 2023-04-04 Listed $139,000 AARMLS
• 2021-12-09 Sold (MLS) — AARMLS
• 2021-09-29 Listed $219,000 AARMLS
• 2021-03-05 Sold (MLS) — AARMLS
• 2021-02-05 Listed $175,000 AARMLS
• 2021-01-19 Sold (MLS) — AARMLS
• 2020-11-23 Listed $153,000 AARMLS
• 2020-10-23 Sold (MLS) — AARMLS
• 2020-10-05 Sold (MLS) — AARMLS
• 2020-08-14 Listed $126,000 AARMLS
• 2020-08-11 Sold (MLS) — AARMLS
• 2020-07-24 Listed $149,900 AARMLS
• 2020-04-22 Listed $139,500 AARMLS
• 2019-02-15 Sold (MLS) — AARMLS
• 2018-12-10 Sold (MLS) — AARMLS
• 2018-11-19 Sold (Public Records) — Public Records
• 2018-11-02 Listed $135,000 AARMLS
• 2018-11-01 Listed $149,000 AARMLS
• 2018-06-12 Sold (MLS) — AARMLS
• 2018-05-01 Listed $119,000 AARMLS
• 2018-03-05 Sold (MLS) — AARMLS
• 2018-02-14 Listed $135,000 AARMLS
• 2017-09-29 Sold (MLS) — AARMLS
• 2017-05-18 Sold (MLS) — AARMLS
• 2017-04-10 Listed $139,900 AARMLS
• 2017-04-06 Listed $134,900 AARMLS
• 2017-02-14 Sold (MLS) — AARMLS
• 2016-11-28 Sold (MLS) — AARMLS
• 2016-10-11 Listed $136,000 AARMLS
• 2016-10-05 Sold (MLS) — AARMLS
• 2016-09-06 Listed $128,000 AARMLS
• 2016-05-23 Sold (MLS) — AARMLS
• 2016-05-15 Listed $139,900 AARMLS
• 2016-04-19 Listed $155,000 AARMLS
• 2016-04-07 Sold (MLS) — AARMLS
• 2016-03-04 Sold (Public Records) — Public Records
• 2016-02-27 Listed $104,900 AARMLS
• 2015-08-21 Sold (Public Records) — Public Records
• 2014-02-10 Sold (Public Records) — Public Records
• 2014-02-10 Sold (MLS) — AARMLS
• 2013-09-21 Listed $114,900 AARMLS
• 2010-06-29 Sold (Public Records) — Public Records
• 2005-10-04 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,251 · -1.4% YoY. Source: county tax records.