| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 59th | Good |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4301 SW 49th Ave, Amarillo, TX, 79109, US |
| Region / Metro | Amarillo |
| Year of Construction | 1982 |
| Units | 110 |
| Transaction Date | 2016-09-23 |
| Transaction Price | $2,823,800 |
| Buyer | AWF FUND I LLC |
| Seller | ECP PARK LANE PARTNERS LLC |
4301 SW 49th Ave Amarillo Multifamily Investment
Stabilized neighborhood fundamentals and a sizable renter base point to durable cash flow potential, according to WDSuite’s CRE market data. Positioned in Amarillo’s inner suburb, the asset benefits from steady occupancy and demand drivers tied to everyday amenities and schools.
This inner-suburb neighborhood of Amarillo is rated A+ and ranks 4th out of 87 metro neighborhoods, placing it well above the metro median and within the top echelon locally. Neighborhood occupancy registers at 92.5% with positive five-year momentum, supporting income stability for well-managed assets. Renter-occupied housing accounts for about two-fifths of units, indicating a meaningful renter concentration that underpins multifamily demand depth.
Everyday convenience is a core strength: grocery access and pharmacies score competitively within the metro (both ranking near the top among 87 neighborhoods), while restaurants are present at levels that compare favorably to national norms. Childcare density ranks near the top locally, which can be supportive for family renters. By contrast, cafes and parks are thinner, which may modestly limit lifestyle appeal relative to amenity-rich urban submarkets.
Neighborhood rents sit above the metro median (top decile locally) and trend in the mid-to-upper range nationally, while the rent-to-income ratio is comparatively low, a mix that can support retention and reduce lease churn. Median home values are moderate in absolute terms, but value-to-income metrics trend higher than many areas nationally, which can sustain reliance on rental housing and help pricing power for competitive product.
The property’s 1982 vintage is slightly newer than the neighborhood’s average construction year (1979). Investors should anticipate ongoing capital planning typical for early-1980s assets; targeted renovations can enhance competitiveness versus older local stock. Within a 3-mile radius, recent population growth and a rising household count expand the tenant base, and projections through 2028 point to further household gains alongside gradually smaller average household size—dynamics that generally support demand for rental units.
Schools in the neighborhood average 3.5 out of 5 and rank in the upper tier locally, which can help stabilize family-oriented renter demand. Overall, these livability and demographic signals align with steady leasing fundamentals, while the thinner park and cafe presence is a secondary consideration for positioning and marketing.
Safety indicators compare favorably. The neighborhood’s crime ranking sits in the stronger tier locally (10th out of 87 Amarillo neighborhoods), indicating performance above the metro median. Nationally, safety measures trend in the upper range, with violent offense rates positioned around the top decile compared with neighborhoods nationwide, a relative strength for renter confidence and retention.
Recent directionality is constructive: estimated property offenses declined year over year, and broader indicators improved versus prior periods. While no submarket is risk-free, the comparative profile here suggests conditions that are competitive among Amarillo neighborhoods and supportive of stable operations.
4301 SW 49th Ave is a 110-unit, early-1980s asset positioned in an A+-rated Amarillo inner-suburb neighborhood with sustained occupancy and a meaningful renter concentration. Neighborhood rents outperform the metro while rent-to-income levels remain comparatively manageable—factors that can support retention and predictable collections. Within a 3-mile radius, households have increased and are projected to grow further, expanding the renter pool and supporting leasing stability. Based on CRE market data from WDSuite, the area’s amenity mix—strong for essentials like grocery, childcare, and pharmacies—reinforces day-to-day convenience that attracts workforce households.
The 1982 vintage suggests routine capex and selective value-add opportunities to improve unit finishes and systems, especially against older local stock. Homeownership costs relative to incomes trend elevated in the national context, which can sustain reliance on multifamily housing and support pricing power for competitive units. Key considerations include thinner park/cafe amenities and the need to budget for ongoing modernization to maintain positioning.
- A+-rated neighborhood and above-metro occupancy support income stability
- Renter concentration and 3-mile household growth expand the tenant base
- Essentials-oriented amenities (grocery, childcare, pharmacies) aid retention and leasing
- 1982 vintage offers value-add potential with prudent capital planning
- Risks: thinner park/cafe presence; ongoing capex needs to sustain competitiveness