12011 Percell St · Amarillo, TX 79118

$229,900

4 bd · 2.0 ba · 1,560 sqft · SingleFamily · 53 Days on market

Built 2026 Good condition 0.62 ac lot

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable option in the West Plains District? This new construction home has an awesome open concept 4-bedroom floor plan and is situated on . 62 acres just south of the Amarillo City Limit! The gorgeous farmhouse style kitchen has a nice island, large pantry, and comes with Whirlpool appliances! This upgraded plan has an isolated primary with a large shower, double vanity, and walk-in closet. There are 3 guest bedrooms that share a hall bath on the opposite side of the home. This full tape/texture home has a modern color palette, comes with preinstalled faux wood blinds, and the matching refrigerator conveys! FHA approved foundation. Make your appointment today!

Key facts

• Open concept
• Whirlpool appliances
• Large shower

Tags

• OPEN CONCEPT
• FARMHOUSE STYLE KITCHEN
• LARGE PANTRY
• WHIRLPOOL APPLIANCES
• ISOLATED PRIMARY
• LARGE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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

• It's been on market 53 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.1

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-13,137
• Equity at exit: $34,279

10-year hold

• IRR: 7.1%
• Equity multiple: 1.60×
• Total profit: $38,380
• 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: 276
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,367 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $281

Break-even live

Break-even rent $2,011

Max offer price $229,900

Occupancy floor 83%

Sensitivity live

Price	-10% $440	-5% $361	+0% $281	+5% $202	+10% $123
Rent	-10% $94	-5% $188	+0% $281	+5% $375	+10% $469
Rate	-1.0pp $397	-0.5pp $340	base $281	+0.5pp $222	+1.0pp $161

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2111 Rhonda Ave Amarillo, TX	3.0	2.0	1792	$2,195	$1.22	44d	1	0.91mi
4400 Sunset St Amarillo, TX	3.0	2.0	1400	$2,125	$1.52	44d	1	1.13mi
10602 Stone Meadow Dr Amarillo, TX	3.0	2.0	1575	$2,200	$1.40	44d	1	1.34mi

Listing history 19 events

1. 2026-06-18
   days on market $229,900 Active 53 DOM
2. 2026-06-17
   days on market $229,900 Active 52 DOM
3. 2026-06-16
   days on market $229,900 Active 51 DOM
4. 2026-06-15
   days on market $229,900 Active 50 DOM
5. 2026-06-14
   days on market $229,900 Active 48 DOM
6. 2026-06-13
   days on market $229,900 Active 47 DOM
7. 2026-06-10
   days on market $229,900 Active 45 DOM
8. 2026-06-09
   days on market $229,900 Active 44 DOM
9. 2026-06-08
   days on market $229,900 Active 43 DOM
10. 2026-06-07
    days on market $229,900 Active 42 DOM
11. 2026-06-05
    days on market $229,900 Active 39 DOM
12. 2026-06-03
    days on market $229,900 Active 38 DOM
13. 2026-06-02
    days on market $229,900 Active 37 DOM
14. 2026-06-01
    days on market $229,900 Active 36 DOM
15. 2026-05-31
    days on market $229,900 Active 35 DOM
16. 2026-05-30
    days on market $229,900 Active 34 DOM
17. 2026-05-15
    status Active 692-char remark

    Show marketing remark (692 chars)

    Looking for an affordable option in the West Plains District? This new construction home has an awesome open concept 4-bedroom floor plan and is situated on . 62 acres just south of the Amarillo City Limit! The gorgeous farmhouse style kitchen has a nice island, large pantry, and comes with Whirlpool appliances! This upgraded plan has an isolated primary with a large shower, double vanity, and walk-in closet. There are 3 guest bedrooms that share a hall bath on the opposite side of the home. This full tape/texture home has a modern color palette, comes with preinstalled faux wood blinds, and the matching refrigerator conveys! FHA approved foundation. Make your appointment today!

18. 2026-05-02
    historical 692-char remark

    Show marketing remark (692 chars)

    Looking for an affordable option in the West Plains District? This new construction home has an awesome open concept 4-bedroom floor plan and is situated on . 62 acres just south of the Amarillo City Limit! The gorgeous farmhouse style kitchen has a nice island, large pantry, and comes with Whirlpool appliances! This upgraded plan has an isolated primary with a large shower, double vanity, and walk-in closet. There are 3 guest bedrooms that share a hall bath on the opposite side of the home. This full tape/texture home has a modern color palette, comes with preinstalled faux wood blinds, and the matching refrigerator conveys! FHA approved foundation. Make your appointment today!

19. 2026-04-13
    listed $229,900 Active 692-char remark

    Show marketing remark (692 chars)

    Looking for an affordable option in the West Plains District? This new construction home has an awesome open concept 4-bedroom floor plan and is situated on . 62 acres just south of the Amarillo City Limit! The gorgeous farmhouse style kitchen has a nice island, large pantry, and comes with Whirlpool appliances! This upgraded plan has an isolated primary with a large shower, double vanity, and walk-in closet. There are 3 guest bedrooms that share a hall bath on the opposite side of the home. This full tape/texture home has a modern color palette, comes with preinstalled faux wood blinds, and the matching refrigerator conveys! FHA approved foundation. Make your appointment today!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,409
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$6,688
• Taxable loss: −$300
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $3,450/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 · 3 photos

Good 80/100 None rehab

This new construction home in Amarillo's West Plains District offers a modern farmhouse style with an open concept floor plan and Whirlpool appliances. It's FHA approved and ready for move-in.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make a significant difference in appearance
• Both Landscaping and curb appeal — Improves the home's overall aesthetic and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a significant difference in appearance ↑
• Both Landscaping and curb appeal — Improves the home's overall aesthetic 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

• 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

3 events — show timeline

• 2026-05-15 Relisted — AARMLS
• 2026-05-02 Delisted — AARMLS
• 2026-04-13 Listed $229,900 AARMLS