Seven-Unit Retail
For Sale
$2,200,000
8700 CLINTON GLENN Road, Amarillo, TX 79119
Commercial Sale, Amarillo, TX
Property Size11,400 SF
Lot Size1.84 Acres
Price / SF$192.98
Days on Market46
Property Features for 8700 CLINTON GLENN Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
2000 - SW of Amarillo City Limits
Parking features
Parking Lot
Directions
NW Corner of FM 2590 (Soncy) and Clinton Glen (South of McCormick & North of 2219)
Subdivision
2172 - 4 Corners/Wildflower/Maple Fields
Standard status
Active
APN
197221
Size
11,400 SF
Lot size
1.84 Acres
Taxes and HOA fees
Tax Description
WILDFLOWER VLG AT FOUR CRNRS # 1LOT 008 BLOCK 0002
Legal Description
WILDFLOWER VLG AT FOUR CRNRS # 1LOT 008 BLOCK 0002
Utilities
Cooling system
Electric, Central Air
Building Details
Year built
2021
Building materials
Stucco
Roof type
Metal
Listing Agency:
Panhandle Plains Realty
Listed By:
Christine Price Ufford
(806) 662-1312
Added: Aug 2
Changed: Sep 13
Last Checked: Sep 16 at 6:06AM
MLS# 26-322
Copyright © 2026 Amarillo Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2021, this 11,400-square-foot shopping center contains seven retail units, with each unit measuring approximately 40 by 40 feet. The property includes two operating restaurants, a church, and two currently open units. Stucco construction, a metal roof, central air, electric cooling, and a parking lot support the existing commercial configuration. Utilities are metered separately for each unit.
The 1.84-acre property is located on Clinton Glenn Road in Amarillo, between Canyon and Amarillo. Its retail-center layout accommodates a mix of established commercial occupants and available space within the same property.
The 1.84-acre property is located on Clinton Glenn Road in Amarillo, between Canyon and Amarillo. Its retail-center layout accommodates a mix of established commercial occupants and available space within the same property.
Key Highlights
- Seven‑unit retail center totaling 11,400 square feet
- 1.84‑acre property with approximately 40‑by‑40‑foot units
- Two operating restaurants, a church, and two open units
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$135,022
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.14%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,700,440
$2.7M
Cap Rate 7%
$1,928,886
$1.9M
Cap Rate 9%
$1,500,244
$1.5M
Market Conditions
NOI Build-Up for 11,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$191.5K $16.80/SF
− Vacancy
−$11.5K −$1.01/SF
EGI
$180.0K $15.79/SF
− OpEx
−$45.0K −$3.95/SF
NOI
$135.0K $11.84/SF
Area
Amarillo, TX
Vacancy
6.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,700,440
Cap Rate 7%
$1,928,886
Cap Rate 9%
$1,500,244
Alternative Uses
Best Use
Specialty Retail
$1.93M
$1.69M – $2.25M
NOI $135,022 @ 7.0% cap · market cap 6.14%
Second Best
Retail
$1.57M
$1.38M – $1.84M
NOI $110,124 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$2.55M
$2.23M – $2.97M
NOI $178,168 @ 7.0% cap · market cap 8.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
83
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 79119, TX
21,147
Population
9,839
Households
2.1
Avg Household Size
37
Median Age
44%
College-Educated
97%
High-School Grad
99.5 sq mi
ZIP Area
213
Density / Sq Mi
$100,546
Median Household Income
$63,728
Median Earnings
$1,217
Median Rent
$335,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Shopping center - Stucco retail center with separately metered utilities, central air, and on-site parking.
Where is this shopping center located?
The property is located at 8700 CLINTON GLENN Road Amarillo, TX.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Seven‑unit retail center totaling 11,400 square feet; 1.84‑acre property with approximately 40‑by‑40‑foot units; Two operating restaurants, a church, and two open units
