NNN Retail
For Sale
$565,000
6208 HILLSIDE Road, Amarillo, TX 79109
Commercial Sale, Amarillo, TX
Property Size2,400 SF
Price / SF$235.42
Days on Market118
Property Features for 6208 HILLSIDE Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
0200 - SW Amarillo in City Limits
Directions
From I-40 take Bell St south to Hillside and turn right.
Subdivision
0231 - Southpark/Windsor
Standard status
Active
APN
216046
Size
2,400 SF
Taxes and HOA fees
Tax Description
SOUTH PARK# 39 LOT 6-A BLOCK 0025 UNIT 1400 BLDG 1 HILLSIDE SUITES CONDOS & 11.111% UND INT COMMON ELEM
Legal Description
SOUTH PARK# 39 LOT 6-A BLOCK 0025 UNIT 1400 BLDG 1 HILLSIDE SUITES CONDOS & 11.111% UND INT COMMON ELEM
Building Details
Year built
2008
Listing Agency:
Team West Realty
(806) 356-6261
Listed By:
Louis Homen · License #TX0511255
(806) 223-8081
Added: May 14
Changed: Sep 3
Last Checked: Sep 8 at 8:06PM
MLS# 25-9183
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.
This 2,400-square-foot retail condominium was constructed in 2008 and is occupied under an NNN lease by Palm Beach Tan. The sale includes the condominium space and its existing tenancy; the tenant’s business operations remain separate from ownership of the real estate.
The property is part of Hillside Suites Condo Association, which oversees CAM operations and related fees. The tenancy has been in place since 2013, and the offering is described at an approximate 8% cap rate. Confidential lease materials are available through the stated NDA and proof-of-funds process.
The property is part of Hillside Suites Condo Association, which oversees CAM operations and related fees. The tenancy has been in place since 2013, and the offering is described at an approximate 8% cap rate. Confidential lease materials are available through the stated NDA and proof-of-funds process.
Key Highlights
- 2,400‑square‑foot retail condominium
- Occupied by Palm Beach Tan under an NNN lease
- Tenant in place since 2013
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
$23,184
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
4.10%
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%
$463,680
$463.7K
Cap Rate 7%
$331,200
$331.2K
Cap Rate 9%
$257,600
$257.6K
Market Conditions
NOI Build-Up for 2,400 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
$36.0K $15.00/SF
− Vacancy
−$2.9K −$1.20/SF
EGI
$33.1K $13.80/SF
− OpEx
−$9.9K −$4.14/SF
NOI
$23.2K $9.66/SF
Area
Amarillo, TX
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$463,680
Cap Rate 7%
$331,200
Cap Rate 9%
$257,600
Alternative Uses
Best Use
Retail
$331.2K
$289.8K – $386.4K
NOI $23,184 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$535.8K
$468.9K – $625.2K
NOI $37,509 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
Explore this area
Business Placement
Demographics for 79109, TX
42,509
Population
20,308
Households
2.1
Avg Household Size
39
Median Age
33%
College-Educated
93%
High-School Grad
10.3 sq mi
ZIP Area
4,127
Density / Sq Mi
$68,579
Median Household Income
$41,410
Median Earnings
$945
Median Rent
$217,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
NNN property - Leased retail condominium with an established tenant and association-managed common-area operations.
Where is this nnn property located?
The property is located at 6208 HILLSIDE Road Amarillo, TX.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: 2,400‑square‑foot retail condominium; Occupied by Palm Beach Tan under an NNN lease; Tenant in place since 2013
