Massachusetts Plan · Amarillo, TX 79118

$270,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 657 Days on market

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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Massachusetts floorplan, a beautifully designed, 3-bedroom new construction home, where spacious living meets everyday comfort. This open-concept floor plan features a generous living and dining area that flows seamlessly into a well-appointed kitchen, complete with granite countertops, custom cabinetry, and bar seating-ideal for entertaining or casual family meals. The isolated primary suite offers a private retreat, featuring a large walk-in closet and a stylish primary bath with dual vanities and a sleek standing shower. Two additional bedrooms provide flexibility for guests, family, or a home office. Step outside to enjoy a large covered back patio that overlooks a spacious backyard-perfect for outdoor dining, relaxing evenings, or weekend gatherings. Built with quality in mind, this home includes spray foam insulation, full sod and irrigation in both front and backyards, granite countertops throughout, and thoughtfully selected finishes that enhance both style and efficiency. The Massachusetts floor plan offers the space you need and the comfort you deserve-all in a place you'll be proud to call home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

Key facts

• Walk-in closet
• Covered patio
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• SPRAWLING LIVING AREA
• WALK-IN CLOSET
• COVERED PATIO

🏗️ 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 single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-72 ($-865/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (15.8% below list).
• Recommended offer: $227k (15.8% 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-, 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 (+5.5%/yr); 276 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 $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 657 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,448 (15.8% 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 657 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 9.9

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: -15.4%
• Equity multiple: 0.44×
• Total profit: $-42,394
• Equity at exit: $40,258

10-year hold

• IRR: -3.0%
• Equity multiple: 0.77×
• Total profit: $-17,133
• Equity at exit: $23,345

Cash invested: $75,600 (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: 276
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,274 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$3
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-72

Break-even live

Break-even rent $2,366

Max offer price $259,571

Occupancy floor 98%

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: $67,500
• Closing costs: $8,100
• 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	44d	1	0.02mi
4400 Sunset St Amarillo, TX	3.0	2.0	1400	$2,125	$1.52	44d	1	0.20mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 20 events

1. 2026-06-18
   days on market $270,000 Active 657 DOM
2. 2026-06-17
   days on market $270,000 Active 656 DOM
3. 2026-06-16
   days on market $270,000 Active 655 DOM
4. 2026-06-15
   days on market $270,000 Active 654 DOM
5. 2026-06-14
   days on market $270,000 Active 652 DOM
6. 2026-06-13
   days on market $270,000 Active 651 DOM
7. 2026-06-10
   days on market $270,000 Active 649 DOM
8. 2026-06-09
   days on market $270,000 Active 648 DOM
9. 2026-06-08
   days on market $270,000 Active 647 DOM
10. 2026-06-07
    days on market $270,000 Active 646 DOM
11. 2026-06-05
    days on market $270,000 Active 643 DOM
12. 2026-06-03
    days on market $270,000 Active 642 DOM
13. 2026-06-02
    days on market $270,000 Active 641 DOM
14. 2026-06-01
    days on market $270,000 Active 640 DOM
15. 2026-05-31
    days on market $270,000 Active 639 DOM
16. 2026-05-30
    days on market $270,000 Active 638 DOM
17. 2025-10-19
    price $270,000 1355-char remark

    Show marketing remark (1355 chars)

    Welcome to the Massachusetts floorplan, a beautifully designed, 3-bedroom new construction home, where spacious living meets everyday comfort. This open-concept floor plan features a generous living and dining area that flows seamlessly into a well-appointed kitchen, complete with granite countertops, custom cabinetry, and bar seating-ideal for entertaining or casual family meals. The isolated primary suite offers a private retreat, featuring a large walk-in closet and a stylish primary bath with dual vanities and a sleek standing shower. Two additional bedrooms provide flexibility for guests, family, or a home office. Step outside to enjoy a large covered back patio that overlooks a spacious backyard-perfect for outdoor dining, relaxing evenings, or weekend gatherings. Built with quality in mind, this home includes spray foam insulation, full sod and irrigation in both front and backyards, granite countertops throughout, and thoughtfully selected finishes that enhance both style and efficiency. The Massachusetts floor plan offers the space you need and the comfort you deserve-all in a place you'll be proud to call home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

18. 2025-02-22
    price $255,000 1355-char remark

    Show marketing remark (1355 chars)

    Welcome to the Massachusetts floorplan, a beautifully designed, 3-bedroom new construction home, where spacious living meets everyday comfort. This open-concept floor plan features a generous living and dining area that flows seamlessly into a well-appointed kitchen, complete with granite countertops, custom cabinetry, and bar seating-ideal for entertaining or casual family meals. The isolated primary suite offers a private retreat, featuring a large walk-in closet and a stylish primary bath with dual vanities and a sleek standing shower. Two additional bedrooms provide flexibility for guests, family, or a home office. Step outside to enjoy a large covered back patio that overlooks a spacious backyard-perfect for outdoor dining, relaxing evenings, or weekend gatherings. Built with quality in mind, this home includes spray foam insulation, full sod and irrigation in both front and backyards, granite countertops throughout, and thoughtfully selected finishes that enhance both style and efficiency. The Massachusetts floor plan offers the space you need and the comfort you deserve-all in a place you'll be proud to call home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

19. 2024-12-12
    price $240,000 1355-char remark

    Show marketing remark (1355 chars)

    Welcome to the Massachusetts floorplan, a beautifully designed, 3-bedroom new construction home, where spacious living meets everyday comfort. This open-concept floor plan features a generous living and dining area that flows seamlessly into a well-appointed kitchen, complete with granite countertops, custom cabinetry, and bar seating-ideal for entertaining or casual family meals. The isolated primary suite offers a private retreat, featuring a large walk-in closet and a stylish primary bath with dual vanities and a sleek standing shower. Two additional bedrooms provide flexibility for guests, family, or a home office. Step outside to enjoy a large covered back patio that overlooks a spacious backyard-perfect for outdoor dining, relaxing evenings, or weekend gatherings. Built with quality in mind, this home includes spray foam insulation, full sod and irrigation in both front and backyards, granite countertops throughout, and thoughtfully selected finishes that enhance both style and efficiency. The Massachusetts floor plan offers the space you need and the comfort you deserve-all in a place you'll be proud to call home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

20. 2024-08-30
    listed $232,500 Active 1355-char remark

    Show marketing remark (1355 chars)

    Welcome to the Massachusetts floorplan, a beautifully designed, 3-bedroom new construction home, where spacious living meets everyday comfort. This open-concept floor plan features a generous living and dining area that flows seamlessly into a well-appointed kitchen, complete with granite countertops, custom cabinetry, and bar seating-ideal for entertaining or casual family meals. The isolated primary suite offers a private retreat, featuring a large walk-in closet and a stylish primary bath with dual vanities and a sleek standing shower. Two additional bedrooms provide flexibility for guests, family, or a home office. Step outside to enjoy a large covered back patio that overlooks a spacious backyard-perfect for outdoor dining, relaxing evenings, or weekend gatherings. Built with quality in mind, this home includes spray foam insulation, full sod and irrigation in both front and backyards, granite countertops throughout, and thoughtfully selected finishes that enhance both style and efficiency. The Massachusetts floor plan offers the space you need and the comfort you deserve-all in a place you'll be proud to call home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

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

Taxation est. · year 1

• Rental income: $27,294
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − HOA: −$36
• − Depreciation: −$7,855
• Taxable loss: −$5,488
• Est. tax savings @ 24.0%: +$1,317
• After-tax cash flow: $452/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 well-maintained, move-in-ready home features a spacious floor plan with granite countertops, dual vanities, and dark tile flooring. It is in good condition with no visible repairs needed.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Adding smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Adding smart home features — Improves convenience and marketability ↑

ⓘ 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
• 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

+16.1% since first listed

4 events — show timeline

• 2025-10-19 Price Changed $270,000 Zillow
• 2025-02-22 Price Changed $255,000 Zillow
• 2024-12-12 Price Changed $240,000 Zillow
• 2024-08-30 Listed $232,500 Zillow