| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 30th | Poor |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4009 Bushland Blvd, Amarillo, TX, 79106, US |
| Region / Metro | Amarillo |
| Year of Construction | 1983 |
| Units | 20 |
| Transaction Date | 2010-06-04 |
| Transaction Price | $125,000 |
| Buyer | LIBRA GROUP LLC |
| Seller | STONE KENNY |
4009 Bushland Blvd Amarillo Multifamily Value-Add Opportunity
Positioned in an inner-suburb pocket with steady renter demand and room for operational improvement, this 20-unit asset benefits from accessible rents and proximity conveniences, according to WDSuite’s CRE market data.
Located in an Inner Suburb of Amarillo, the neighborhood posts a B- rating and sits near the metro median overall (rank 44 of 87). Amenity access trends well for daily needs: parks and cafes score in the upper half nationally, with parks density notably strong, supporting resident livability and lease retention considerations.
The local housing stock skews older (average vintage 1941 across the neighborhood), while the subject property’s 1983 construction is newer than much of the competitive set. For investors, this positioning can reduce near-term obsolescence pressure versus pre-war inventory, while still warranting prudent capital planning for systems modernization and selective unit renovations to drive rents and retention.
Renter-occupied share in the neighborhood is solid, indicating a meaningful tenant base for smaller rentals. Within a 3-mile radius, households have been broadly stable with a slight uptick alongside marginal population softness—consistent with smaller household sizes—while forecasts point to growth in both households and incomes over the next five years. These shifts generally support demand depth for multifamily and can aid occupancy stability as lease management tightens. Based on multifamily property research from WDSuite, contract rents in this area remain comparatively accessible, which can support renewal rates but may temper near-term pricing power.
Home values in the immediate area track below national norms, suggesting a more accessible ownership market; for multifamily investors, this typically means competitive positioning relies on product quality, convenience, and management execution rather than price alone. School ratings trend low relative to national benchmarks, which may influence family-oriented leasing strategies, but strong park access and daily-needs amenities can offset for many renter segments.
Safety indicators are mixed but improving in key areas. Nationally, the neighborhood’s overall safety positioning sits modestly above the midpoint, with violent-offense measures comparing favorably to many U.S. neighborhoods and showing a notable year-over-year decline. Property-offense measures track closer to national averages, so operators should continue standard security and lighting protocols and emphasize preventative maintenance and community standards.
Within the Amarillo metro context, the area performs around the middle of the pack, and recent downward trends in violent incidents are a constructive sign for resident confidence and retention. As always, investors should corroborate with current police blotter and insurance quotes for underwriting.
Nearby employment is anchored by utility and corporate operations that help support weekday traffic and steady renter demand, particularly for workforce housing with convenient commutes to Xcel Energy.
- Xcel Energy — utilities (3.8 miles)
This 20-unit, 1983-vintage property offers a practical value-add profile in an older housing corridor, where newer relative vintage improves competitive standing while still leaving room for targeted renovations. Local rents remain comparatively accessible and the renter base is meaningful, supporting renewal potential and occupancy stability as management tightens operations. According to CRE market data from WDSuite, neighborhood amenity access—particularly parks and cafés—ranks well versus national peers, reinforcing livability near daily needs.
Three-mile demographics indicate broadly stable households with forecasted growth in both household count and incomes, expanding the tenant base over the medium term. Counterbalancing factors include modest school performance and an ownership market that is more accessible than high-cost metros, which can limit pricing power; however, disciplined capex, curb appeal, and interior upgrades can sharpen positioning against older stock and sustain leasing velocity.
- Newer-than-neighborhood vintage (1983) vs. older local stock supports competitive positioning with targeted modernization.
- Accessible rents and a meaningful renter-occupied base aid renewal potential and occupancy stability.
- Amenity access (parks, cafés) enhances livability, supporting tenant retention and leasing.
- Forecast household and income growth within 3 miles expands the tenant pool over the medium term.
- Risks: lower school ratings and relatively accessible ownership may temper rent growth; focus on value-add execution and management quality.