| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 53rd | Good |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 47 Valleyview Rd, Canyon, TX, 79015, US |
| Region / Metro | Canyon |
| Year of Construction | 2006 |
| Units | 72 |
| Transaction Date | 2021-12-13 |
| Transaction Price | $9,609,400 |
| Buyer | SERIES OF LEOTOR ASSET HOLDINGS LLC |
| Seller | CEV CANYON LP |
47 Valleyview Rd Canyon Multifamily Investment, 72 Units
Neighboring submarket fundamentals point to steady renter demand and above metro median occupancy for the neighborhood, according to WDSuite’s CRE market data. A 2006 vintage and manageable unit sizes position the asset to compete for workforce tenants seeking value and proximity to Amarillo jobs.
Within the Amarillo, TX metro, the immediate neighborhood carries an A- rating and ranks 21 out of 87 neighborhoods, indicating competitive positioning for a suburban workforce asset. Restaurant access ranks 28 of 87 and parks and pharmacies rank 13 and 19 respectively—placing daily needs and recreation in reach—while grocery and childcare density are thinner, suggesting residents may rely on adjacent submarkets for those services. School quality is a relative strength, with the neighborhood’s average rating in the 84th percentile nationally, a factor that can support retention for family renters.
Renter concentration at the neighborhood level is substantial, with 46.7% of housing units renter-occupied, deepening the tenant base for multifamily leasing. Neighborhood occupancy is above the metro median, supporting income stability for well-positioned assets. Median contract rents trend toward the accessible side of the Amarillo market and the rent-to-income profile indicates manageable affordability pressure, which can aid lease renewals and limit concession risk.
Three-mile demographics add context: population has expanded modestly in recent years while households were relatively flat, and the area maintains a large 18–34 cohort. Forward-looking data indicates smaller average household sizes and a rising household count, which typically broadens the renter pool for studios and one-bedrooms while sustaining demand for efficient two-bedroom layouts. As ownership costs in this location remain comparatively lower versus many U.S. metros, investors should expect some competition from entry-level ownership; however, elevated school ratings and commuter connectivity to Amarillo help sustain multifamily demand.
Vintage matters for competitive positioning. With an average neighborhood construction year around 1979, a 2006-built asset generally competes well versus older stock, though selective modernization of unit finishes and common areas may still be needed to capture rent premiums and maintain absorption.
Safety indicators are mixed in a way typical for inner-suburban areas. Compared with neighborhoods nationwide, overall crime metrics sit below the national middle, while property offenses are closer to the national median and violent incidents are near the national midpoint. Within the Amarillo metro context, this translates to conditions that are neither an outlier risk nor a distinct advantage, making on-site lighting, access control, and resident engagement key operational levers.
Investors should evaluate recent, property-level incident trends and coordinate with local management practices; neighborhood-level figures are directional and can differ block-to-block. Monitoring any shifts against Amarillo-wide trends will help maintain leasing momentum and resident retention.
The Canyon–Amarillo corridor supports a diversified workforce, and proximity to regional utilities and corporate offices underpins renter demand for commute-convenient housing. The following employer illustrates the employment base accessible from the property.
- Xcel Energy — utilities (12.0 miles)
This 72-unit, 2006-built property offers relative competitiveness versus older neighborhood stock and targets a tenant base supported by solid neighborhood occupancy and meaningful renter concentration. According to CRE market data from WDSuite, the surrounding neighborhood sits above the metro median on occupancy, with rents that remain accessible—helpful for renewal capture and steady absorption. Three-mile demographics show a sizable 18–34 population and indications of smaller household sizes ahead, a combination that typically supports demand for smaller, efficient units.
Key considerations include modest amenity gaps (notably grocery and childcare density) and potential competition from ownership given comparatively accessible home values in this market. Thoughtful value-add—focused on interiors, curb appeal, and operational upgrades—can enhance positioning against older properties while maintaining affordability that supports retention.
- 2006 vintage competes well versus older neighborhood stock, with targeted upgrades offering upside
- Above-metro occupancy and accessible rents support income durability and renewal capture
- Three-mile demographics indicate a sizable renter pool and a shift toward smaller households, benefiting efficient floor plans
- Risk: thinner grocery/childcare options and entry-level ownership alternatives may temper pricing power; emphasize operations and targeted value-add