HEB-Anchored Retail
For Sale
Contact for pricing
103 Winding Way, Lake Jackson, TX 77566
Retail space associated with an HEB-anchored building in Lake Jackson.
Property Size8,025 SF
Price / SF$261.68
Days on Market20
Property Features for 103 Winding Way
General Information
Standard status
Active
Size
8,025 SF
Property subtype
Retail
Additional Details
Anchor Co-Tenants
HEB
Listing Agency:
EDGE Realty Partners Dallas / Fort Worth
(214) 621-2965
Listed By:
Ryan Griffin · License #TX 585606
Source:
Crexi
Added: Aug 11
Changed: Aug 29
Last Checked: Aug 29 at 11:29AM
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 EDGE Realty Partners Dallas / Fort Worth
Investment Insights
Based on property information with market context.
This retail space is associated with an HEB-anchored building at 103 Winding Way in Lake Jackson, Texas. The property is identified within a retail setting and is offered as a commercial real estate opportunity.
Key Highlights
- HEB‑anchored retail building
- Located at 103 Winding Way, Lake Jackson, TX 77566
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
$108,701
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
5.18%
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%
$2,174,020
$2.2M
Cap Rate 7%
$1,552,871
$1.6M
Cap Rate 9%
$1,207,789
$1.2M
Market Conditions
NOI Build-Up for 8,025 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
$164.7K $20.52/SF
− Vacancy
−$9.4K −$1.17/SF
EGI
$155.3K $19.35/SF
− OpEx
−$46.6K −$5.81/SF
NOI
$108.7K $13.55/SF
Area
Brazoria County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$2,174,020
Cap Rate 7%
$1,552,871
Cap Rate 9%
$1,207,789
Alternative Uses
Best Use
Retail
$1.55M
$1.36M – $1.81M
NOI $108,701 @ 7.0% cap · market cap 5.18%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$99.97M
$87.48M – $116.63M
NOI $6,998,032 @ 7.0% cap · market cap 333.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,075
Businesses Nearby
182k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 51%
Dining 20%
Shops & Services 13%
Home Improvements & Furnishings 9%
H-E-B
Groceries
92,922 visits/mo
0.1 miles
Harbor Freight Tools
Home Improvements & Furnishings
15,481 visits/mo
0.5 miles
H-E-B Fuel
Shops & Services
11,144 visits/mo
0.0 miles
Wendy's
Dining
11,021 visits/mo
0.1 miles
Goodwill
Apparel
8,783 visits/mo
0.4 miles
Demographics for 77566, TX
30,538
Population
12,277
Households
2.5
Avg Household Size
38
Median Age
30%
College-Educated
94%
High-School Grad
23.7 sq mi
ZIP Area
1,289
Density / Sq Mi
$91,406
Median Household Income
$50,917
Median Earnings
$1,417
Median Rent
$256,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space associated with an HEB-anchored building in Lake Jackson.
Where is this retail space located?
The property is located at 103 Winding Way Lake Jackson, TX.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: HEB‑anchored retail building; Located at 103 Winding Way, Lake Jackson, TX 77566
