| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Fair |
| Demographics | 49th | Fair |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4802 McCarty Blvd, Amarillo, TX, 79110, US |
| Region / Metro | Amarillo |
| Year of Construction | 1976 |
| Units | 65 |
| Transaction Date | 2007-10-01 |
| Transaction Price | $1,690,000 |
| Buyer | --- |
| Seller | Coachlight Plaza Inc. |
4802 McCarty Blvd Amarillo Multifamily Investment
Neighborhood occupancy is 96.3% (neighborhood statistic, not the property), indicating stable renter demand in this Amarillo submarket, according to WDSuite’s CRE market data.
This suburban Amarillo location balances everyday convenience with steady renter demand. Neighborhood occupancy ranks in the top quartile among 87 metro neighborhoods, and grocery access is a relative strength, with density competitive at the metro level. By contrast, cafes, restaurants, parks, childcare, and pharmacies are limited within the immediate neighborhood, which can influence lifestyle appeal but also reduce competition from retail traffic.
The average school rating for the neighborhood is above the national median, supporting family-oriented housing needs and potential lease stability. Median home values in the neighborhood are lower than many U.S. areas, which can introduce some competition from ownership; however, the neighborhood’s rent-to-income ratio near 0.20 suggests manageable affordability pressure that can support retention and steady collections.
Within a 3-mile radius, population has been stable with projections for population growth and a sizable increase in households over the next five years, indicating smaller household sizes and a larger tenant base. These shifts typically support occupancy stability and leasing velocity for well-maintained properties. Based on multifamily property research from WDSuite, rents in the surrounding area have trended higher in recent years, aligning with resilient demand across similar Amarillo submarkets.
Vintage matters here: the property’s 1976 construction is older than the neighborhood average year built, pointing to potential value-add through targeted renovations and system upgrades. For investors, this can translate into a pragmatic capital plan focused on modernization to improve competitive positioning against newer stock while managing operating expenses.
Safety indicators compare favorably to many neighborhoods nationwide, with national percentiles suggesting relatively better conditions for violent and property offenses. Within the Amarillo metro, the neighborhood’s crime rank places it in a mixed position among 87 neighborhoods, so local context and property-level measures remain important for operations.
Trend-wise, estimated rates for both violent and property offenses have improved year over year in the neighborhood, which supports a constructive outlook for resident retention and day-to-day operations. As always, underwriting should consider submarket trends alongside on-site security practices and resident screening.
Nearby employment is anchored by a utility office presence that supports commute convenience and a stable renter base for workforce housing.
- Xcel Energy — utilities (1.9 miles)
4802 McCarty Blvd offers 65 units averaging 730 square feet in a neighborhood with historically strong occupancy and solid grocery access, according to CRE market data from WDSuite. The 1976 vintage suggests clear value-add potential through interior updates and selective building system improvements, a path that can strengthen positioning against newer stock while supporting rent growth and lease retention.
Within a 3-mile radius, forecasts indicate population growth and a notable increase in households over the next five years, implying a larger tenant base and sustained demand for rental units. Ownership costs in the immediate neighborhood are relatively accessible by national standards, which can temper pricing power; however, balanced rent-to-income levels and metro-competitive occupancy trends support a stable operating outlook for well-managed assets.
- Neighborhood occupancy sits in the top quartile among 87 Amarillo neighborhoods, supporting income stability.
- 1976 construction provides value-add and modernization upside to compete with newer product.
- 3-mile forecasts show population growth and more households, expanding the renter pool and supporting leasing.
- Grocery access is a relative strength; other amenity categories are thinner, which may shape resident profiles and marketing.
- Risk: relatively accessible ownership options may moderate pricing power; execution relies on renovations and effective leasing.