4404 Monarch St · Amarillo, TX 79118

$272,500

3 bd · 2.0 ba · — sqft · SingleFamily · 3 Days on market

Built 2026 Poor condition 5,750 sqft lot $3/mo HOA

---

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 +11.3/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Condition / age +1.0/5.0
• 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. • $15,000 in Seller-Paid Closing Costs! (When using our preferred lender, Eden Walker with AMC) • Only $1,000 Earnest Money to lock in your home. Note: Photos are for reference. Actual brick, granite, colors, and orientation may vary by homesite.

Key facts

• Custom cabinetry
• Granite countertops
• Bar seating

Tags

• CHEF INSPIRED KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• BAR SEATING
• ISOLATED PRIMARY SUITE
• LARGE WALK IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with $40 annual fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; New construction
• Construction: Brick and brick veneer with frame construction; Spray foam insulation; Slab foundation
• Exterior features: Wood fencing; Composition roof; No pool; No additional structures

Interior

• Kitchen: Range; Dishwasher; Microwave; Disposal; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Electric cooling
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (17.1% below list).
• Recommended offer: $226k (17.1% 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); Pinnacle Int (math 53% / reading 41%, grade D+, #424 of 1,662 statewide, top 27%, 539 students, 42% 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $225,894 (17.1% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.1

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: -16.1%
• Equity multiple: 0.41×
• Total profit: $-44,721
• Equity at exit: $40,631

10-year hold

• IRR: -3.9%
• Equity multiple: 0.71×
• Total profit: $-21,758
• Equity at exit: $23,561

Cash invested: $76,300 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$1,429
• Tax est. 1.5%: −$341 /mo · $4,088/yr
• Insurance: −$114
• HOA: −$3
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-102

Break-even live

Break-even rent $2,388

Max offer price $257,796

Occupancy floor 100%

Sensitivity live

Price	-10% $87	-5% $-7	+0% $-102	+5% $-196	+10% $-290
Rent	-10% $-280	-5% $-191	+0% $-102	+5% $-12	+10% $77
Rate	-1.0pp $36	-0.5pp $-32	base $-102	+0.5pp $-172	+1.0pp $-244

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: $68,125
• Closing costs: $8,175
• 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	0.08mi
10602 Stone Meadow Dr Amarillo, TX	3.0	2.0	1575	$2,200	$1.40	45d	1	0.28mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 20 events

1. 2026-06-22
   days on market $272,500 Active 3 DOM
2. 2026-06-18
   days on marketlisting id $272,500 Active 1 DOM
3. 2026-06-18
   days on market $272,500 Active 34 DOM
4. 2026-06-17
   days on market $272,500 Active 33 DOM
5. 2026-06-16
   days on market $272,500 Active 32 DOM
6. 2026-06-15
   days on market $272,500 Active 31 DOM
7. 2026-06-14
   days on market $272,500 Active 29 DOM
8. 2026-06-13
   days on market $272,500 Active 28 DOM
9. 2026-06-10
   days on market $272,500 Active 26 DOM
10. 2026-06-09
    days on market $272,500 Active 25 DOM
11. 2026-06-08
    days on market $272,500 Active 24 DOM
12. 2026-06-07
    days on market $272,500 Active 23 DOM
13. 2026-06-05
    days on marketlisting id $272,500 Active 20 DOM
14. 2026-06-03
    days on market $272,500 Active 28 DOM
15. 2026-06-02
    days on market $272,500 Active 27 DOM
16. 2026-06-01
    days on market $272,500 Active 26 DOM
17. 2026-05-31
    days on market $272,500 Active 25 DOM
18. 2026-05-30
    days on market $272,500 Active 24 DOM
19. 2026-05-15
    listed $272,500 Active 1401-char remark

    Show marketing remark (1395 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. • $15,000 in Seller-Paid Closing Costs! (When using our preferred lender, Eden Walker with AMC) • Only $1,000 Earnest Money to lock in your home. Note: Photos are for reference. Actual brick, granite, colors, and orientation may vary by homesite.

20. 2026-05-06
    listed $272,500 Active 768-char remark

ⓘ 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: $27,107
• − Mortgage interest: −$15,264
• − Property taxes: −$4,088
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − HOA: −$36
• − Depreciation: −$7,927
• Taxable loss: −$5,907
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $198/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including new flooring, siding, and landscaping, to become move-in ready and significantly increase its value.

Repairs flagged

• Major Flooring — Severe wear and staining
• Major Siding — Significant damage and missing shingles
• Major Landscaping — Neglected and overgrown
• Major Fencing — Missing

Value-add opportunities

• Resale New flooring — Fresh flooring enhances curb appeal and interior aesthetics
• Resale New siding and roof — Fresh exterior materials improve curb appeal and structural integrity
• Both Landscaping and fencing — Enhances curb appeal and property value
• Resale Interior updates — Fresh paint and minor updates improve interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Flooring · Severe wear and staining	Major	$15,000–50,000
Siding · Significant damage and missing shingles	Major	$15,000–50,000
Landscaping · Neglected and overgrown	Major	$15,000–50,000
Fencing · Missing	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New flooring — Fresh flooring enhances curb appeal and interior aesthetics ↑
• Resale New siding and roof — Fresh exterior materials improve curb appeal and structural integrity ↑
• Both Landscaping and fencing — Enhances curb appeal and property value ↑
• Resale Interior updates — Fresh paint and minor updates improve interior aesthetics ↑

ⓘ 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

3 events — show timeline

• 2026-06-17 Listed $272,500 AARMLS
• 2026-05-15 Listed $272,500 Zillow
• 2026-05-06 Listed $272,500 AARMLS