6000 Hatfield Cir · Amarillo, TX 79109

$299,000

4 bd · 2.0 ba · 2,519 sqft · SingleFamily public records · 104 Days on market

Built 1977

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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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Cervin home on a corner lot in Puckett! This spacious property features 4 bedrooms, 2 bathrooms, 2 living areas, a den, formal dining area, and a 2-car garage. With stunning curb appeal and priced below tax appraisal, this is an incredible opportunity you don't want to miss. Schedule your showing today!

Key facts

• 2 garage spots
• Built 1977
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $2 ($27/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 $281k (6.2% below list).
• Recommended offer: $272k (9.0% 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-, 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: Puckett El (math 62% / reading 62%, grade B, #321 of 4,322 statewide, top 8%, 344 students, 32% 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 59% at this address vs 42% district-wide (+16 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: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• At $2,806/mo this rent would consume 48% of the median local household income ($70k/yr) (locally 1640% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 104 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $272,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.50×
• Total profit: $-41,711
• Equity at exit: $44,582

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-7,825
• 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 79109

• Rents YoY: 5.2%
• Active inventory: 157
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,806 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$522 /mo · $6,260/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $2

Break-even live

Break-even rent $2,803

Max offer price $299,000

Occupancy floor 95%

Sensitivity live

Price	-10% $171	-5% $87	+0% $2	+5% $-82	+10% $-167
Rent	-10% $-219	-5% $-109	+0% $2	+5% $113	+10% $224
Rate	-1.0pp $153	-0.5pp $78	base $2	+0.5pp $-75	+1.0pp $-154

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5101 Harvard St Amarillo, TX	4.0	2.5	2339	$2,275	$0.97	23d	1	0.98mi
7501 Continental Pkwy Amarillo, TX	5.0	3.0	3418	$5,595	$1.64	23d	1	1.23mi
7111 Imperial Trl Amarillo, TX	3.0	2.0	1970	$2,150	$1.09	45d	1	1.35mi

Listing history 14 events

1. 2026-06-21
   days on market $299,000 Active 104 DOM
2. 2026-06-18
   status $299,000 Active 101 DOM
3. 2026-06-02
   days on market $299,000 Active Under Contract 101 DOM
4. 2026-06-01
   days on market $299,000 Active Under Contract 100 DOM
5. 2026-05-31
   days on market $299,000 Active Under Contract 99 DOM
6. 2026-05-30
   days on market $299,000 Active Under Contract 98 DOM
7. 2026-04-30
   price $299,000 314-char remark

   Show marketing remark (314 chars)

   Beautiful Cervin home on a corner lot in Puckett! This spacious property features 4 bedrooms, 2 bathrooms, 2 living areas, a den, formal dining area, and a 2-car garage. With stunning curb appeal and priced below tax appraisal, this is an incredible opportunity you don't want to miss. Schedule your showing today!

8. 2026-03-22
   status Active 314-char remark

   Show marketing remark (314 chars)

   Beautiful Cervin home on a corner lot in Puckett! This spacious property features 4 bedrooms, 2 bathrooms, 2 living areas, a den, formal dining area, and a 2-car garage. With stunning curb appeal and priced below tax appraisal, this is an incredible opportunity you don't want to miss. Schedule your showing today!

9. 2026-03-15
   historical Active Under Contract 314-char remark

   Show marketing remark (314 chars)

   Beautiful Cervin home on a corner lot in Puckett! This spacious property features 4 bedrooms, 2 bathrooms, 2 living areas, a den, formal dining area, and a 2-car garage. With stunning curb appeal and priced below tax appraisal, this is an incredible opportunity you don't want to miss. Schedule your showing today!

10. 2026-02-21
    listed $305,000 Active 314-char remark

    Show marketing remark (314 chars)

    Beautiful Cervin home on a corner lot in Puckett! This spacious property features 4 bedrooms, 2 bathrooms, 2 living areas, a den, formal dining area, and a 2-car garage. With stunning curb appeal and priced below tax appraisal, this is an incredible opportunity you don't want to miss. Schedule your showing today!

11. 2026-01-11
    price $320,000
12. 2015-07-28
    soldstatus
13. 2015-07-28
    soldstatus
14. 2015-02-20
    listed $210,000

ⓘ 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: $6,260 · $522/mo
• Projected year-2 tax: $6,260 · $522/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $33,668
• − Mortgage interest: −$16,749
• − Property taxes: −$6,260
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − Depreciation: −$8,698
• Taxable loss: −$4,921
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $1,208/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
• County: Randall County · 137,351 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 43,578
• Household income: $70,435
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1640.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 12% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% 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: ▼ -227.95%
• Current HPI: 171.6795
• Rent YoY: ▲ 5.24%
• 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

+42.4% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $299,000 AARMLS
• 2026-03-22 Relisted — AARMLS
• 2026-03-15 Contingent — AARMLS
• 2026-02-21 Listed $305,000 AARMLS
• 2026-01-11 Price Changed $320,000 AARMLS
• 2015-07-28 Sold (Public Records) — Public Records
• 2015-07-28 Sold (MLS) — AARMLS
• 2015-02-20 Listed $210,000 AARMLS

Property tax history

+4.0%/yr

Latest (2025): $6,260 · +0.8% YoY. Source: county tax records.