High Profile NNN Pad
For Sale
Contact for pricing
145 W FM 1382, Cedar Hill, TX
NNN pad sites anchored by Verizon and Sears.
Property Size8,930 SF
Lot Size1.10 Acres
Price / SF$391.94
Days on Market505
Property Features for 145 W FM 1382
General Information
Standard status
Active
Size
8,930 SF
Lot size
1.10 Acres
Property subtype
RETAIL
Listing Agency:
SVN l EVTRS (EverTrust)
(877) 697-0830
Listed By:
Bruce Marshall · License ##218397
(214) 356-5662
Source:
Moodyscre
Added: Apr 23, 2025
Changed: Aug 11
Last Checked: Sep 9 at 5:40AM
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 SVN l EVTRS (EverTrust)
Investment Insights
Based on property information with market context.
This property features high-profile NNN pad sites. It is anchored by Verizon Wireless [Corporate] and Sears. The property is located at the gateway to the prestigious Uptown Village at Cedar Hill Crossing Mall. The property size is 8,930 square feet.
Key Highlights
- High profile NNN pad sites
- Anchored by Verizon Wireless (Corporate)
- Anchored by Sears
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
$148,224
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
4.23%
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%
$2,964,480
$3.0M
Cap Rate 7%
$2,117,486
$2.1M
Cap Rate 9%
$1,646,933
$1.6M
Market Conditions
NOI Build-Up for 8,930 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
$222.9K $24.96/SF
− Vacancy
−$11.1K −$1.25/SF
EGI
$211.7K $23.71/SF
− OpEx
−$63.5K −$7.11/SF
NOI
$148.2K $16.60/SF
Area
Dallas County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$2,964,480
Cap Rate 7%
$2,117,486
Cap Rate 9%
$1,646,933
Alternative Uses
Best Use
Retail
$2.12M
$1.85M – $2.47M
NOI $148,224 @ 7.0% cap · market cap 4.23%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$107.04M
$93.66M – $124.88M
NOI $7,492,855 @ 7.0% cap · market cap 214.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,281
Businesses Nearby
754k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 35%
Apparel 27%
Shops & Services 19%
Dining 14%
Target
Superstores
135,294 visits/mo
0.5 miles
Walmart
Superstores
130,401 visits/mo
0.2 miles
Dillard's
Apparel
47,860 visits/mo
0.2 miles
Five Below
Shops & Services
44,035 visits/mo
0.4 miles
H&M
Apparel
35,245 visits/mo
0.3 miles
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?
Retail space - NNN pad sites anchored by Verizon and Sears.
Where is this retail space located?
The property is located at 145 W FM 1382 Cedar Hill, TX.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: High profile NNN pad sites; Anchored by Verizon Wireless (Corporate); Anchored by Sears
