| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 59th | Good |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4205 SW 51st Ave, Amarillo, TX, 79109, US |
| Region / Metro | Amarillo |
| Year of Construction | 1975 |
| Units | 112 |
| Transaction Date | 2016-02-19 |
| Transaction Price | $4,352,200 |
| Buyer | VERANDA GARDENS LLC |
| Seller | TEXAS CEDAR RIDGE LLC |
4205 SW 51st Ave, Amarillo TX Multifamily Investment
Positioned in an inner-suburb pocket with stable renter demand and competitive neighborhood occupancy, this 112-unit asset offers durable income characteristics according to WDSuite s CRE market data.
The property sits in an Inner Suburb neighborhood rated A+ (ranked 4 out of 87 across the Amarillo metro), indicating strong local fundamentals relative to peer areas. Neighborhood occupancy is competitive among Amarillo neighborhoods (ranked 27 of 87), supporting income stability for multifamily operators. Median contract rents in the neighborhood have risen over the last five years, and the rent-to-income profile trends favorable for retention (low national percentile for rent-to-income), which can aid renewal performance and reduce turnover exposure.
Livability is reinforced by everyday conveniences: grocery access ranks in the top quartile among 87 metro neighborhoods, pharmacies are similarly strong, and restaurant density is competitive. However, parks and caf e9 density rank at the bottom of the metro set, so on-site amenities and landscaping may play a larger role in resident satisfaction.
Schools average roughly mid-to-high performance for the metro (school rating rank 21 of 87, also supported by a strong national percentile), adding a family-friendly demand driver. Construction vintage in the immediate area trends late-1970s on average, while this property a0was built in 1975. That slightly older vintage suggests potential value-add through targeted renovations and systems updates, which can enhance competitive positioning against nearby late-1970s assets.
Within a 3-mile radius, the population has grown modestly over the past five years, while household counts increased and average household size edged lower. Looking ahead to 2028, forecasts point to continued population growth and a notable increase in households, which implies a larger tenant base and supports occupancy stability. Renter-occupied share within 3 miles is roughly one-third of housing units, indicating a meaningful but not saturated renter concentration that can sustain multifamily demand without over-reliance on any single tenant segment.
Neighborhood safety indicators compare favorably. The area ranks 10 out of 87 Amarillo neighborhoods for overall crime, making it competitive among metro peers. Nationally, violent offense measures sit in the top quartile (about the 92nd percentile), and recent year-over-year trends show improvement in property-related incidents. For investors, this backdrop can support leasing velocity and resident retention, while still warranting standard security and lighting best practices.
Nearby employment is anchored by utility services that help support steady renter demand and convenient commutes for residents, led by Xcel Energy.
- Xcel Energy utility services (1.2 miles)
Built in 1975 with 112 units averaging about 701 square feet, the asset aligns with a late-1970s neighborhood context but skews slightly older, creating room for selective renovations and operational upgrades to sharpen competitiveness. Neighborhood occupancy is competitive within the Amarillo metro, and rent-to-income dynamics suggest manageable affordability pressure that can aid renewals and pricing discipline over time. According to CRE market data from WDSuite, local amenity access is strong for groceries and pharmacies, and schools perform above the metro median a0 supportive traits for workforce and family renter appeal.
Within a 3-mile radius, recent population growth and a rising household count point to a gradually expanding renter pool, with forecasts indicating further increases by 2028. Coupled with a balanced renter concentration, these dynamics support demand depth without signaling outsized competitive risk from tenant turnover. Investors may find a practical value-add path focused on interiors, curb appeal, and building systems to capture durable cash flow while monitoring broader economic conditions and supply delivery in the Amarillo region.
- Competitive neighborhood occupancy and favorable rent-to-income dynamics support retention
- 1975 vintage offers value-add potential through targeted renovations and systems upgrades
- Strong everyday amenities (grocery, pharmacy) and above-median school ratings underpin renter appeal
- 3-mile population and household growth expand the tenant base, aiding occupancy stability
- Risks: aging physical plant and macro sensitivity in rent growth; plan capex and watch new supply