Building Details

Year Built 2002

Tenancy Single

Listing Agency: SRS Real Estate Partners - Global Company p***@srsre.com Show Phone

Listed By: Michael Kaplan · License #771801

Source: Crexi

Added: Mar 12, 2025 Changed: Aug 8 Last Checked: Aug 20 at 10:26PM

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Investment Insights

Based on property information with market context.

This offering presents a two-property retail portfolio located in Texas. The combined property size totals 14,605 square feet.

Key Highlights

• Two property portfolio in Texas

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

$197,828

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

4.69%

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%

$3,956,560 $4.0M

Cap Rate 7%

$2,826,114 $2.8M

Cap Rate 9%

$2,198,089 $2.2M

Market Conditions

NOI Build-Up for 14,605 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

$299.7K $20.52/SF

− Vacancy

−$17.1K −$1.17/SF

EGI

$282.6K $19.35/SF

− OpEx

−$84.8K −$5.81/SF

NOI

$197.8K $13.55/SF

Area

Fort Bend 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%

$3,956,560

Cap Rate 7%

$2,826,114

Cap Rate 9%

$2,198,089

Alternative Uses

Best Use

Retail

$2.83M

$2.47M – $3.30M (±1% cap)

NOI $197,828 @ 7.0% cap · market cap 4.69%

Second Best

—

—

no second resolved use

Theoretical Best

Multifamily LT 5

$181.94M

$159.20M – $212.27M (±1% cap)

NOI $12,735,982 @ 7.0% cap · market cap 301.73%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Retail properties & Spaces

Suggested Use

Top Pick Real Estate Agency Restaurant Building Supply Law Firm Spa & Massage Center Hair Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

225

Businesses Nearby

21k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 55% Dining 45%

Exxon Shops & Services

11,718 visits/mo 0.4 miles

Jack in the Box Dining

9,586 visits/mo 0.4 miles

Demographics for 77545, TX

26,563

Population

9,018

Households

2.9

Avg Household Size

32

Median Age

26%

College-Educated

85%

High-School Grad

14.7 sq mi

ZIP Area

1,807

Density / Sq Mi

$91,101

Median Household Income

$43,405

Median Earnings

$2,102

Median Rent

$240,100

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this retail properties & spaces located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Retail property - Two-property retail portfolio in Texas with 14,605 SF total.

Where is this retail property located?

The property is located at 12402 Hwy 6 Fresno, TX.

What is the asking price?

The asking price for this property is $4,221,000.

What are key features of this property?

This property features: Two property portfolio in Texas