Updated 2026 · Based on median market data for Amarillo, TX
The median monthly rent in Amarillo, TX is $1,240, translating to $14,880 in annual gross rental income per unit. The rent-to-price ratio is 0.59% — well below the 1% rule, making pure cash flow investing challenging at median prices and requiring investors to target below-median purchases or value-add strategies. For context, a 0.59% rent-to-price ratio means that for every $100,000 invested in property, you collect approximately $590/mo in gross rent. The gross rent multiplier of 14.1x means it takes 14.1 years of gross rent to equal the purchase price — a moderate ratio typical of balanced markets.
Renters in Amarillo spend approximately 29% of the local median household income ($51,800) on rent. This is within the healthy 25-30% range, indicating rent is affordable relative to local incomes. There may be room for moderate rent increases, especially for updated or well-located units. The 30% affordability ceiling suggests maximum supportable rent of approximately $1,295/mo — that is $55/mo above current median rent.
The vacancy rate in Amarillo is 6.1%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Budget for one month of vacancy per year in your underwriting to be conservative. Population growth of 0.7% annually provides stable demand.
Amarillo's GRM (price divided by annual rent) is 14.1x. A GRM between 12-16x is moderate and typical of balanced markets. Deals can work but you need to keep expenses controlled and buy at or below the median to achieve strong returns. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x. To beat Amarillo's median GRM, target properties where you can achieve rents above $1,240 through renovations, better marketing, or targeting underserved tenant segments — or buy at a discount to the $210,000 median price. Every point lower on GRM translates to roughly 0.5-0.8% improvement in your cap rate.
At the median rent of $1,240/mo, a single-family rental in Amarillo generates approximately $14,880 in gross annual income. After accounting for 6.1% vacancy ($908 lost), property taxes of $3,402, insurance (~$840), and maintenance (~$840), the estimated NOI is $8,890 per year, or $741/mo. Adding an 8% management fee ($1,190/yr) reduces investor cash flow further. Before debt service, you are looking at approximately $7,700/yr in landlord net income. Whether this is attractive depends on your total capital invested — at a $42,000 down payment, the unlevered yield on equity from NOI alone is 21.2%.
Rent growth in Amarillo is driven by the interplay of population growth (0.7%), income growth, and housing supply constraints. Moderate population growth of 0.7% supports steady rent increases of approximately 2.5% per year. That trajectory takes today's $1,240/mo to $1,335 in 3 years and $1,403 in 5 years. The affordability headroom of $55/mo between current rents and the 30% income threshold offers some room for increases, though landlords should be strategic about timing and magnitude.
With a median income of $51,800 and affordable home prices ($210,000), many tenants in Amarillo are working families and individuals who could buy but choose to rent — or are saving for a down payment. This creates a reliable tenant base that values stability and tends to stay longer, reducing turnover costs. The larger population base of 200,810 gives you a deeper tenant pool to draw from, reducing re-leasing time.
As a mid-sized market, Amarillo has property management options but less competition among PMs. Expect fees of 8-12% of collected rent. At $1,240/mo, budget $124/mo for management. Self-management makes sense if you are local, have fewer than 5 units, and the rent level justifies your time — at $1,240/mo, self-management of a small portfolio saves meaningful dollars but professional management becomes economical at 3-4 units.
Amarillo vs Texas state average and national average across key investment metrics. Amarillo outperforms both benchmarks on cap rate.