Neighborhood Retail Center on Signalized
For Sale
$3,549,000
8201 N Beach St, Fort Worth, TX 76244
Fully occupied retail center built in 2018 on a signalized hard-corner with dedicated parking and triple-net tenants.
Property Size7,039 SF
Lot Size1.29 Acres
Price / SF$504.19
Days on Market51
Property Features for 8201 N Beach St
General Information
Standard status
Active
Size
7,039 SF
Lot size
1.29 Acres
Property subtype
Shopping Strip
Occupancy
100%
Additional Details
Cap Rate
6%
Building Details
Year Built
2018
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Dallas
(972) 755-5225
Listed By:
Philip Levy · License #License(s): TX: 0522087-SA
(972) 755-5225
Source:
Marcusmillichap
Added: Jun 22
Changed: Jul 22
Last Checked: Aug 11 at 4:42AM
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 - Dallas
Investment Insights
Based on property information with market context.
Beach Street Retail is a fully occupied neighborhood retail center totaling 7,039 square feet within a 1.29-acre site. Built in 2018, the center is configured with a dedicated parking field and is leased to a mix of necessity-based and service-oriented tenants. In-place operators include Shipley Do-Nuts, Pinoy Pantry Oriental Market, and Today Dental & Orthodontics, each operating under triple-net lease structures.
The property is positioned at a highly visible signalized hard corner at the intersection of North Beach Street and Thompson Road in North Fort Worth. It is adjacent to Fossil Ridge High School and Heritage Elementary School, supporting daily consumer traffic for the area. The center also benefits from its proximity to a Walmart Supercenter and the broader concentration of national retailers, restaurants, and service providers along the North Beach Street and North Tarrant Parkway corridors. The remarks also note a below-market rent profile for investors seeking stable in-place cash flow with room to grow revenue over time.
The property is positioned at a highly visible signalized hard corner at the intersection of North Beach Street and Thompson Road in North Fort Worth. It is adjacent to Fossil Ridge High School and Heritage Elementary School, supporting daily consumer traffic for the area. The center also benefits from its proximity to a Walmart Supercenter and the broader concentration of national retailers, restaurants, and service providers along the North Beach Street and North Tarrant Parkway corridors. The remarks also note a below-market rent profile for investors seeking stable in-place cash flow with room to grow revenue over time.
Key Highlights
- Fully occupied 7,039 SF neighborhood retail center built in 2018 on a 1.29‑acre signalized hard corner
- Triple‑net leased tenant mix includes Shipley Do‑Nuts, Pinoy Pantry Oriental Market, and Today Dental & Orthodontics
- Located at the signalized intersection of North Beach Street and Thompson Road in North Fort Worth
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
$113,142
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
3.19%
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%
$2,262,840
$2.3M
Cap Rate 7%
$1,616,314
$1.6M
Cap Rate 9%
$1,257,133
$1.3M
Market Conditions
NOI Build-Up for 7,039 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
$169.8K $24.12/SF
− Vacancy
−$8.1K −$1.16/SF
EGI
$161.6K $22.96/SF
− OpEx
−$48.5K −$6.89/SF
NOI
$113.1K $16.07/SF
Area
Fort Worth, TX
Vacancy
4.80%
Lease Rate
$24.12 /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%
$2,262,840
Cap Rate 7%
$1,616,314
Cap Rate 9%
$1,257,133
Alternative Uses
Best Use
Retail
$1.62M
$1.41M – $1.89M
NOI $113,142 @ 7.0% cap · market cap 3.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.56M
$2.24M – $2.98M
NOI $178,988 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
573
Businesses Nearby
57k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 61%
Shops & Services 39%
Walmart Neighborhood Market
Groceries
34,739 visits/mo
0.4 miles
7-Eleven
Shops & Services
12,176 visits/mo
0.3 miles
Pet Supplies Plus
Shops & Services
7,558 visits/mo
0.3 miles
MyEyeDr.
Shops & Services
2,063 visits/mo
0.1 miles
Demographics for 76244, TX
77,154
Population
26,098
Households
3
Avg Household Size
33
Median Age
45%
College-Educated
96%
High-School Grad
14.9 sq mi
ZIP Area
5,178
Density / Sq Mi
$119,542
Median Household Income
$62,021
Median Earnings
$1,954
Median Rent
$363,200
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?
Strip mall - Fully occupied retail center built in 2018 on a signalized hard-corner with dedicated parking and triple-net tenants.
Where is this strip mall located?
The property is located at 8201 N Beach St Fort Worth, TX.
What is the asking price?
The asking price for this property is $3,549,000.
What are key features of this property?
This property features: Fully occupied 7,039 SF neighborhood retail center built in 2018 on a 1.29‑acre signalized hard corner; Triple‑net leased tenant mix includes Shipley Do‑Nuts, Pinoy Pantry Oriental Market, and Today Dental & Orthodontics; Located at the signalized intersection of North Beach Street and Thompson Road in North Fort Worth
