Dorris Plan · Amarillo, TX 79118

$258,950

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 426 Days on market

Good condition

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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
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The 1,550 square-foot Dorris floor plan offers an easy, approachable layout with features that fit your everyday routine. Brick exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen peninsula with bar seatingStainless steel appliancesEnclosed pantryPrivate primary suite with large walk-in closetCovered back patio

Key facts

• Enclosed pantry
• Covered back patio
• 2 garage spots

Tags

• STAINLESS STEEL APPLIANCES
• ENCLOSED PANTRY
• COVERED BACK 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 $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1 ($7/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 (12.5% below list).
• Recommended offer: $227k (12.5% 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 $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 426 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,598 (12.5% below list)

Questions for the listing agent

1. It's been on market 426 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.5

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: -13.5%
• Equity multiple: 0.50×
• Total profit: $-36,000
• Equity at exit: $38,610

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-5,710
• Equity at exit: $22,389

Cash invested: $72,506 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,266 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,884/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1

Break-even live

Break-even rent $2,265

Max offer price $258,950

Occupancy floor 95%

Sensitivity live

Price	-10% $180	-5% $90	+0% $1	+5% $-89	+10% $-178
Rent	-10% $-178	-5% $-89	+0% $1	+5% $90	+10% $180
Rate	-1.0pp $131	-0.5pp $66	base $1	+0.5pp $-67	+1.0pp $-135

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: $64,738
• Closing costs: $7,768
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Sunset St Amarillo, TX	3.0	2.0	1400	$2,125	$1.52	45d	1	0.23mi
10602 Stone Meadow Dr Amarillo, TX	3.0	2.0	1575	$2,200	$1.40	45d	1	0.31mi

Listing history 24 events

1. 2026-06-22
   days on market $258,950 Active 426 DOM
2. 2026-06-18
   days on market $258,950 Active 423 DOM
3. 2026-06-17
   days on market $258,950 Active 422 DOM
4. 2026-06-16
   days on market $258,950 Active 421 DOM
5. 2026-06-15
   days on market $258,950 Active 420 DOM
6. 2026-06-14
   days on market $258,950 Active 418 DOM
7. 2026-06-13
   days on market $258,950 Active 417 DOM
8. 2026-06-10
   days on market $258,950 Active 415 DOM
9. 2026-06-09
   days on market $258,950 Active 414 DOM
10. 2026-06-08
    days on market $258,950 Active 413 DOM
11. 2026-06-07
    days on market $258,950 Active 412 DOM
12. 2026-06-05
    days on market $258,950 Active 409 DOM
13. 2026-06-03
    days on market $258,950 Active 408 DOM
14. 2026-06-02
    days on market $258,950 Active 407 DOM
15. 2026-06-01
    days on market $258,950 Active 406 DOM
16. 2026-05-31
    days on market $258,950 Active 405 DOM
17. 2026-05-30
    days on market $258,950 Active 404 DOM
18. 2026-04-13
    price $258,950 430-char remark

    Show marketing remark (430 chars)

    The 1,550 square-foot Dorris floor plan offers an easy, approachable layout with features that fit your everyday routine. Brick exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen peninsula with bar seatingStainless steel appliancesEnclosed pantryPrivate primary suite with large walk-in closetCovered back patio

19. 2025-10-18
    price $251,950 430-char remark

    Show marketing remark (430 chars)

    The 1,550 square-foot Dorris floor plan offers an easy, approachable layout with features that fit your everyday routine. Brick exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen peninsula with bar seatingStainless steel appliancesEnclosed pantryPrivate primary suite with large walk-in closetCovered back patio

20. 2025-10-17
    status Active 430-char remark

    Show marketing remark (430 chars)

    The 1,550 square-foot Dorris floor plan offers an easy, approachable layout with features that fit your everyday routine. Brick exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen peninsula with bar seatingStainless steel appliancesEnclosed pantryPrivate primary suite with large walk-in closetCovered back patio

21. 2025-05-17
    historical 430-char remark

    Show marketing remark (430 chars)

    The 1,550 square-foot Dorris floor plan offers an easy, approachable layout with features that fit your everyday routine. Brick exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen peninsula with bar seatingStainless steel appliancesEnclosed pantryPrivate primary suite with large walk-in closetCovered back patio

22. 2025-03-26
    price $243,950 430-char remark

    Show marketing remark (430 chars)

    The 1,550 square-foot Dorris floor plan offers an easy, approachable layout with features that fit your everyday routine. Brick exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen peninsula with bar seatingStainless steel appliancesEnclosed pantryPrivate primary suite with large walk-in closetCovered back patio

23. 2025-01-16
    price $244,950 430-char remark

    Show marketing remark (430 chars)

    The 1,550 square-foot Dorris floor plan offers an easy, approachable layout with features that fit your everyday routine. Brick exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen peninsula with bar seatingStainless steel appliancesEnclosed pantryPrivate primary suite with large walk-in closetCovered back patio

24. 2024-11-20
    listed $252,950 Active 430-char remark

    Show marketing remark (430 chars)

    The 1,550 square-foot Dorris floor plan offers an easy, approachable layout with features that fit your everyday routine. Brick exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen peninsula with bar seatingStainless steel appliancesEnclosed pantryPrivate primary suite with large walk-in closetCovered back patio

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,192
• − Mortgage interest: −$14,505
• − Property taxes: −$3,884
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$7,533
• Taxable loss: −$4,376
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $1,057/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 · 9 photos

Good 80/100 Cosmetic rehab

This single-family home in Amarillo, TX, offers a good condition with modern amenities and a well-maintained exterior. It is ready for a fresh coat of paint to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior — Fresh paint can enhance curb appeal and home value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ 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

+2.4% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $258,950 Zillow
• 2025-10-18 Price Changed $251,950 Zillow
• 2025-10-17 Relisted — Zillow
• 2025-05-17 Delisted — Zillow
• 2025-03-26 Price Changed $243,950 Zillow
• 2025-01-16 Price Changed $244,950 Zillow
• 2024-11-20 Listed $252,950 Zillow