Warehouse Shop with Overhead
For Sale
$635,000
9600 Dallam Road, Amarillo, TX 79119
Impressive 40x60 shop with 16' and 10' overhead doors plus a move-in-ready home and garage storm shelter.
Property Size2,551 SF
Price / SF$248.92
Days on Market29
Property Features for 9600 Dallam Road
General Information
Standard status
Active
Size
2,551 SF
Property subtype
Commercial
Building Details
Year Built
2003
Listing Agency:
Keller Williams Realty Amarillo
(404) 689-4408
Listed By:
The Thurman Group · License #2013009293
Source:
Shopamarillohomes
Added: Jul 26
Changed: Aug 8
Last Checked: Jul 26 at 9:30AM
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 Keller Williams Realty Amarillo
Investment Insights
Based on property information with market context.
This property pairs a move-in-ready home with an impressive, fully equipped shop. The residence features brand-new luxury vinyl flooring (2026) and a 3-year-old 2-stage HVAC system. A standout interior element is a spacious 4th bedroom designed with flexibility in mind, including its own dedicated exterior door and a private full bath. Additional interior highlights include a secondary bedroom with a built-in loft bed and a primary suite with a luxurious jetted tub and private patio access. An in-ground storm shelter is located in the garage for added peace of mind.
Outside, the shop measures 40x60 and is equipped with both 16' and 10' overhead doors, along with a full bath, an extra wash sink, and a storage loft. The exterior also includes a covered porch with a drain and two 96" ceiling fans. The property is located in the Greyhawk neighborhood near town in Amarillo, Texas.
From a practical standpoint, the combination of overhead-door shop capacity, on-site wash facilities, and a dedicated interior suite layout supports a wide range of residential-and-workshop needs, depending on how the space is configured.
Outside, the shop measures 40x60 and is equipped with both 16' and 10' overhead doors, along with a full bath, an extra wash sink, and a storage loft. The exterior also includes a covered porch with a drain and two 96" ceiling fans. The property is located in the Greyhawk neighborhood near town in Amarillo, Texas.
From a practical standpoint, the combination of overhead-door shop capacity, on-site wash facilities, and a dedicated interior suite layout supports a wide range of residential-and-workshop needs, depending on how the space is configured.
Key Highlights
- 1.6‑acre property in the Greyhawk neighborhood with move‑in‑ready home features and an in‑ground storm shelter in the garage
- 40x60 shop with 16' and 10' overhead doors, full bath, extra wash sink, storage loft, and covered porch
- Shop includes two 96" ceiling fans for added ventilation
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
$19,984
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
3.15%
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%
$399,680
$399.7K
Cap Rate 7%
$285,486
$285.5K
Cap Rate 9%
$222,044
$222.0K
Market Conditions
NOI Build-Up for 2,551 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
$24.5K $9.60/SF
− Vacancy
−$980 −$0.38/SF
EGI
$23.5K $9.22/SF
− OpEx
−$3.5K −$1.38/SF
NOI
$20.0K $7.83/SF
Area
Amarillo, TX
Vacancy
4.00%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$399,680
Cap Rate 7%
$285,486
Cap Rate 9%
$222,044
Alternative Uses
Best Use
Warehouse
$285.5K
$249.8K – $333.1K
NOI $19,984 @ 7.0% cap · market cap 3.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$569.6K
$498.4K – $664.5K
NOI $39,869 @ 7.0% cap · market cap 6.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - Impressive 40x60 shop with 16' and 10' overhead doors plus a move-in-ready home and garage storm shelter.
Where is this residential land & home lot located?
The property is located at 9600 Dallam Road Amarillo, TX.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: 1.6‑acre property in the Greyhawk neighborhood with move‑in‑ready home features and an in‑ground storm shelter in the garage; 40x60 shop with 16' and 10' overhead doors, full bath, extra wash sink, storage loft, and covered porch; Shop includes two 96" ceiling fans for added ventilation
