Move-In Ready Coffee
For Sale
$660,000
9402 Hillside Road, Amarillo, TX 79119
Coffee shop with drive-through in active retail center.
Property Size1,760 SF
Days on Market85
Property Features for 9402 Hillside Road
General Information
Standard status
Active
Size
1,760 SF
Property subtype
Strip Center
Building Details
Building Size
1,760 SF
Year Built
2024
Listing Agency:
Gaut Whittenburg Emerson Commercial Real Estate
(806) 584-7365
Listed By:
Miles Bonifield · License ##594133
(806) 584-7365
Source:
Thebrokerlist
Added: May 19
Changed: Aug 8
Last Checked: May 19 at 3:11AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Gaut Whittenburg Emerson Commercial Real Estate
Investment Insights
Based on property information with market context.
This is a move-in ready coffee shop with a drive-through, situated within an active retail center. The property is located on Hillside Road, just west of Soncy.
Key Highlights
- Move‑in ready condition
- Drive‑through access
- Located in an active retail center
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
$20,845
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
3.16%
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%
$416,900
$416.9K
Cap Rate 7%
$297,786
$297.8K
Cap Rate 9%
$231,611
$231.6K
Market Conditions
NOI Build-Up for 1,760 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
$29.6K $16.80/SF
− Vacancy
−$1.8K −$1.01/SF
EGI
$27.8K $15.79/SF
− OpEx
−$6.9K −$3.95/SF
NOI
$20.8K $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%
$416,900
Cap Rate 7%
$297,786
Cap Rate 9%
$231,611
Alternative Uses
Best Use
Specialty Retail
$297.8K
$260.6K – $347.4K
NOI $20,845 @ 7.0% cap · market cap 3.16%
Second Best
Retail
$242.9K
$212.5K – $283.4K
NOI $17,002 @ 7.0% cap · market cap 2.58%
Theoretical Best
Office A
$393.0K
$343.8K – $458.5K
NOI $27,507 @ 7.0% cap · market cap 4.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
426
Businesses Nearby
Balanced
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Ziggi's Coffee — 9402 Hillside Rd #206, Amarillo, TX 79119
- Panera Bread — 100 Town Square Blvd, Amarillo, TX 79119
- PJ's Coffee — 9201 Town Square Blvd, Amarillo, TX 79119
Frequently Asked Questions
What type of property is this?
Coffee shop - Coffee shop with drive-through in active retail center.
Where is this coffee shop located?
The property is located at 9402 Hillside Road Amarillo, TX.
What is the asking price?
The asking price for this property is $660,000.
What are key features of this property?
This property features: Move‑in ready condition; Drive‑through access; Located in an active retail center
