4306 Monarch St · Amarillo, TX 79118

$279,000

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 112 Days on market

Built 2026 Excellent condition 5,749 sqft lot $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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 26-1759 - Built by Bluehaven Homes - Mar 2026 completion! ~ PROMOTION: MOVE-IN-READY HOMES: UP TO $10,000 SELLER CONCESSIONS! The South Carolina Plan: Upgraded, Efficient, and Ready for You. Why wait to build when you can have it all? This 1,550 sq. ft. gem in Beacon Pointe is packed with premium features: Chef's Kitchen: Granite counters, upgraded subway tile, and included microwave, dishwasher, and range. Energy Efficiency: State-of-the-art spray foam insulation for lower utility bills. Outdoor Oasis: Front-back sod, two mature front-yard trees, fully fenced backyard, and built-in sprinkler system included. Designer Details: Open-concept layout with elevated subway tile work in the kitchen and master bath. With 3 bedrooms, 2 bathrooms, and a 2-car garage.

Key facts

• Designer details
• Energy efficiency
• Outdoor oasis

Tags

• CHEF'S KITCHEN
• ENERGY EFFICIENCY
• OUTDOOR OASIS
• DESIGNER DETAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (19.0% below list).
• Recommended offer: $226k (19.0% 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 112 days — a 9% lower offer ($254k) 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.

Recommended offer $225,959 (19.0% 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 112 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.3

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: -17.2%
• Equity multiple: 0.38×
• Total profit: $-48,601
• Equity at exit: $41,600

10-year hold

• IRR: -5.1%
• Equity multiple: 0.63×
• Total profit: $-28,772
• Equity at exit: $24,123

Cash invested: $78,120 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,260 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$3
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-146

Break-even live

Break-even rent $2,444

Max offer price $257,869

Occupancy floor —

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: $69,750
• Closing costs: $8,370
• 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	43d	1	0.08mi
10602 Stone Meadow Dr Amarillo, TX	3.0	2.0	1575	$2,200	$1.40	43d	1	0.28mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 18 events

1. 2026-06-18
   days on market $279,000 Active 112 DOM
2. 2026-06-17
   days on market $279,000 Active 111 DOM
3. 2026-06-16
   days on market $279,000 Active 110 DOM
4. 2026-06-15
   days on market $279,000 Active 109 DOM
5. 2026-06-14
   days on market $279,000 Active 107 DOM
6. 2026-06-13
   days on market $279,000 Active 106 DOM
7. 2026-06-10
   days on market $279,000 Active 104 DOM
8. 2026-06-09
   days on market $279,000 Active 103 DOM
9. 2026-06-08
   days on market $279,000 Active 102 DOM
10. 2026-06-07
    days on market $279,000 Active 101 DOM
11. 2026-06-05
    days on market $279,000 Active 98 DOM
12. 2026-06-03
    days on market $279,000 Active 97 DOM
13. 2026-06-02
    days on market $279,000 Active 96 DOM
14. 2026-06-01
    days on market $279,000 Active 95 DOM
15. 2026-05-31
    days on market $279,000 Active 94 DOM
16. 2026-05-30
    days on market $279,000 Active 93 DOM
17. 2026-02-26
    listed $279,000 Active 773-char remark

    Show marketing remark (773 chars)

    MLS# 26-1759 - Built by Bluehaven Homes - Mar 2026 completion! ~ PROMOTION: MOVE-IN-READY HOMES: UP TO $10,000 SELLER CONCESSIONS! The South Carolina Plan: Upgraded, Efficient, and Ready for You. Why wait to build when you can have it all? This 1,550 sq. ft. gem in Beacon Pointe is packed with premium features: Chef's Kitchen: Granite counters, upgraded subway tile, and included microwave, dishwasher, and range. Energy Efficiency: State-of-the-art spray foam insulation for lower utility bills. Outdoor Oasis: Front-back sod, two mature front-yard trees, fully fenced backyard, and built-in sprinkler system included. Designer Details: Open-concept layout with elevated subway tile work in the kitchen and master bath. With 3 bedrooms, 2 bathrooms, and a 2-car garage.

18. 2026-01-15
    listed $279,000 Active 1234-char remark

    Show marketing remark (1234 chars)

    Own for less! up to $10K Closing Concessions! Step into the South Carolina floorplan, a stunning 3-bedroom, 2-bath home that offers the perfect blend of modern style and everyday comfort. This open-concept layout is filled with natural light and designed for easy living, with a spacious family center that flows into a beautifully appointed kitchen. Enjoy granite countertops, custom cabinetry, and a large island with bar seating-ideal for cooking, entertaining, or casual meals. The private master suite features a walk-in closet and dual vanities, while two additional bedrooms and a full bath provide flexibility for guests, kids, or a home office. The dining area opens to a covered patio, creating a great space for relaxing outdoors. This home includes thoughtful upgrades like spray foam insulation, full sod and irrigation in front and back yards, a 2-car garage with pull-down attic access, and a charming covered front porch. With 1,550 sq. ft. of living space and 2,244 sq. ft. under roof, the South Carolina offers efficient living without compromising on comfort or style. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. (Conditions apply; see builder)

ⓘ 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: $27,115
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − HOA: −$36
• − Depreciation: −$8,116
• Taxable loss: −$6,584
• Est. tax savings @ 24.0%: +$1,580
• After-tax cash flow: $-172/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 move-in-ready home is in excellent condition with modern upgrades and a well-maintained exterior. It offers a great opportunity for both resale and rental value with minimal additional improvements needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters.
• Resale Upgrading the kitchen appliances — Modern appliances enhance the kitchen's functionality and appeal to potential buyers.
• Resale Upgrading the bathroom fixtures — Modern fixtures improve the bathroom's functionality and appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances enhance the kitchen's functionality and appeal to potential buyers. ↑
• Resale Upgrading the bathroom fixtures — Modern fixtures improve the bathroom's functionality and appeal to potential buyers. ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-02-26 Listed $279,000 AARMLS
• 2026-01-15 Listed $279,000 Zillow