10404 Admire St · Amarillo, TX 79118

$229,900

3 bd · 2.0 ba · 1,408 sqft · SingleFamily · 4 Days on market

Built 2024 Excellent condition $3/mo HOA

---

Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Condition / age +4.8/5.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Eastland Homes' new construction is nestled in the charming neighborhood of Beacon Pointe within the Canyon Independent School District. This stylish home offers 3 bedrooms, 2 bathrooms, and a 2-car garage. The kitchen, featuring granite countertops. The open floor plan maximizes space and comfort, creating a welcoming living environment. With a sprinkler system and sod in the front yard, this home also boasts excellent curb appeal in this newer subdivision.

Key facts

• Upgraded tile shower
• Double vanities
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• DOUBLE VANITIES
• UPGRADED TILE SHOWER
• FRONT AND BACK IRRIGATION
• QUIET CUL DE SAC
• BEACON POINTE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (1.3% below list).
• Recommended offer: $227k (1.3% 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: Sundown Lane El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 341 students, 52% FRL); Greenways Int (math 73% / reading 50%, grade B+, #141 of 1,662 statewide, top 9%, 619 students, 35% FRL); Randall H S (math 43% / reading 64%, grade C-, #428 of 1,632 statewide, top 27%, 1,148 students, 35% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 278 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($88k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $226,962 (1.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-17,507
• Equity at exit: $34,279

10-year hold

• IRR: 5.3%
• Equity multiple: 1.44×
• Total profit: $28,151
• Equity at exit: $19,878

Cash invested: $64,372 (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 79118

• Rents YoY: 5.5%
• Active inventory: 278
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$96
• HOA: −$3
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $217

Break-even live

Break-even rent $1,995

Max offer price $229,900

Occupancy floor 85%

Sensitivity live

Price	-10% $347	-5% $282	+0% $217	+5% $152	+10% $87
Rent	-10% $38	-5% $127	+0% $217	+5% $307	+10% $396
Rate	-1.0pp $333	-0.5pp $275	base $217	+0.5pp $157	+1.0pp $97

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10602 Stone Meadow Dr Amarillo, TX	3.0	2.0	1575	$2,200	$1.40	45d	1	0.15mi
4400 Sunset St Amarillo, TX	3.0	2.0	1400	$2,125	$1.52	45d	1	0.20mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 7 events

1. 2026-04-15
   status Pending
2. 2026-04-11
   listed $229,900 Active
3. 2025-04-14
   soldstatus Closed 462-char remark

   Show marketing remark (462 chars)

   Eastland Homes' new construction is nestled in the charming neighborhood of Beacon Pointe within the Canyon Independent School District. This stylish home offers 3 bedrooms, 2 bathrooms, and a 2-car garage. The kitchen, featuring granite countertops. The open floor plan maximizes space and comfort, creating a welcoming living environment. With a sprinkler system and sod in the front yard, this home also boasts excellent curb appeal in this newer subdivision.

4. 2025-02-13
   historical $1,995
5. 2025-01-23
   listed $1,995
6. 2024-12-19
   status Pending 462-char remark

   Show marketing remark (462 chars)

   Eastland Homes' new construction is nestled in the charming neighborhood of Beacon Pointe within the Canyon Independent School District. This stylish home offers 3 bedrooms, 2 bathrooms, and a 2-car garage. The kitchen, featuring granite countertops. The open floor plan maximizes space and comfort, creating a welcoming living environment. With a sprinkler system and sod in the front yard, this home also boasts excellent curb appeal in this newer subdivision.

7. 2024-10-04
   listed $218,500 Active 462-char remark

   Show marketing remark (462 chars)

   Eastland Homes' new construction is nestled in the charming neighborhood of Beacon Pointe within the Canyon Independent School District. This stylish home offers 3 bedrooms, 2 bathrooms, and a 2-car garage. The kitchen, featuring granite countertops. The open floor plan maximizes space and comfort, creating a welcoming living environment. With a sprinkler system and sod in the front yard, this home also boasts excellent curb appeal in this newer subdivision.

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$948/yr (+$79/mo · 29.1%)

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

Taxation est. · year 1

• Rental income: $27,235
• − Mortgage interest: −$12,878
• − Property taxes: −$3,259
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − HOA: −$36
• − Depreciation: −$6,688
• Taxable loss: −$1,133
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $2,876/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 beautiful 3/2 home in Beacon Pointe is move-in ready with modern amenities and a well-maintained exterior. It offers a great opportunity for both resale and rental value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint can make a home more appealing
• Both upgrading light fixtures — modernizes the space and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Both upgrading light fixtures — modernizes the space and improves energy efficiency ↑

ⓘ 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): 28,107
• Household income: $87,810
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 367.0

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 (57%)
• Race & ethnicity: White 57% Hispanic / Latino 35% Two or more races 18% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% French/Haitian/Cajun 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: ▼ -111.59%
• Current HPI: 162.5206
• Rent YoY: ▲ 5.52%
• 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

+5.2% since first listed

7 events — show timeline

• 2026-04-15 Pending — AARMLS
• 2026-04-11 Listed $229,900 AARMLS
• 2025-04-14 Sold (MLS) — AARMLS
• 2025-02-13 Rental Removed $1,995 AARMLS
• 2025-01-23 Listed for Rent $1,995 AARMLS
• 2024-12-19 Pending — AARMLS
• 2024-10-04 Listed $218,500 AARMLS

Property tax history

+381.3%/yr

Latest (2025): $3,259 · +381.3% YoY. Source: county tax records.