Grand Prairie NNN Retail
For Sale
Contact for pricing
4118 S Robinson Rd, Grand Prairie, TX
NNN leased retail property with corporate guaranty and annual increases.
Property Size11,050 SF
Lot Size1.57 Acres
Price / SF$281.30
Days on Market468
Property Features for 4118 S Robinson Rd
General Information
Standard status
Active
Size
11,050 SF
Lot size
1.57 Acres
Property subtype
RETAIL
Listing Agency:
Marcus & Millichap | Phoenix
(602) 687-6836
Listed By:
Chris Lind · License #(S):AZ:SA550593000,NV:S.0192964
(602) 370-9255
Source:
Moodyscre
Added: May 15, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:06AM
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 Marcus & Millichap | Phoenix
Investment Insights
Based on property information with market context.
This retail property is under an absolute triple-net (NNN) lease with approximately 4 years remaining and annual increases. The lease is corporately guaranteed by Cadence Education, a major provider of early childhood care in the U.S., operating over 300 schools across 40 brands. The location is easily accessible, situated right off the I-20 Freeway, which sees traffic of over 190,000 cars per day. It is located within a 30-minute drive to both Downtown Dallas and Fort Worth. The surrounding area has an average household income exceeding $125,000 within a 1-mile radius. Projections indicate that households and the population in the immediate area are expected to grow by 10 to 12 percent over the next five years. The property size is 11,050 square feet.
Key Highlights
- Absolute Triple‑Net (NNN) Lease with Approximately 4 Years Remaining and Annual Increases
- Corporate Guaranty by Cadence Education, a Major Early Childhood Care Provider
- High Average Household Income (>$125,000) Within a 1‑Mile Radius**
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
$152,147
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
4.89%
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%
$3,042,940
$3.0M
Cap Rate 7%
$2,173,529
$2.2M
Cap Rate 9%
$1,690,522
$1.7M
Market Conditions
NOI Build-Up for 11,050 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
$228.1K $20.64/SF
− Vacancy
−$10.7K −$0.97/SF
EGI
$217.4K $19.67/SF
− OpEx
−$65.2K −$5.90/SF
NOI
$152.1K $13.77/SF
Area
Grand Prairie, TX
Vacancy
4.70%
Lease Rate
$20.64 /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%
$3,042,940
Cap Rate 7%
$2,173,529
Cap Rate 9%
$1,690,522
Alternative Uses
Best Use
Retail
$2.17M
$1.90M – $2.54M
NOI $152,147 @ 7.0% cap · market cap 4.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.11M
$2.72M – $3.62M
NOI $217,464 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
197k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 38%
Shops & Services 35%
Leisure 22%
Groceries 2%
QuikTrip
Shops & Services
67,015 visits/mo
0.5 miles
Cinemark Movies 16
Leisure
43,850 visits/mo
0.4 miles
Cheddar's Scratch Kitchen
Dining
20,307 visits/mo
0.5 miles
IHOP
Dining
18,809 visits/mo
0.4 miles
Mongolian Grill
Dining
8,939 visits/mo
0.5 miles
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - NNN leased retail property with corporate guaranty and annual increases.
Where is this storefront property located?
The property is located at 4118 S Robinson Rd Grand Prairie, TX.
What is the asking price?
The asking price for this property is $3,108,375.
What are key features of this property?
This property features: Absolute Triple‑Net (NNN) Lease with Approximately 4 Years Remaining and Annual Increases; Corporate Guaranty by Cadence Education, a Major Early Childhood Care Provider; High Average Household Income (>$125,000) Within a 1‑Mile Radius**
