Absolute NNN Retail
For Sale
$1,661,000
201 W Mulberry St, Angleton, TX 77515
Dollar Tree occupancy is supported by a Family Dollar corporate guaranty.
Property Size9,180 SF
Days on Market8
Property Features for 201 W Mulberry St
General Information
Standard status
Active
Size
9,180 SF
Property subtype
Retail
Zoning
C-G: Commercial-General
Building Details
Building Size
9,180 SF
Stories
1
Tenancy
Single
Listing Agency:
Logic Commercial Real Estate | Las Vegas
(808) 377-0765
Listed By:
Michael Kaplan
(808) 377-0765
Source:
Srsre
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 29 at 7:58PM
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 Logic Commercial Real Estate | Las Vegas
Investment Insights
Based on property information with market context.
This fee-simple retail investment includes ownership of both the land and building at 201 W Mulberry St. The property is leased to Dollar Tree under an absolute NNN structure, with no landlord responsibilities identified in the lease summary.
The lease has more than 4 years remaining and includes 6 additional 5-year extension options. Each option period provides for a 10% rental increase. Family Dollar provides the tenant guaranty, while C-G: Commercial-General zoning supports the property’s commercial use.
The lease has more than 4 years remaining and includes 6 additional 5-year extension options. Each option period provides for a 10% rental increase. Family Dollar provides the tenant guaranty, while C-G: Commercial-General zoning supports the property’s commercial use.
Key Highlights
- Absolute NNN lease with zero landlord responsibilities
- Dollar Tree tenancy backed by a Family Dollar corporate guaranty
- More than 4 years of lease term remaining
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
$133,369
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
8.03%
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%
$2,667,380
$2.7M
Cap Rate 7%
$1,905,271
$1.9M
Cap Rate 9%
$1,481,878
$1.5M
Market Conditions
NOI Build-Up for 9,180 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
$188.4K $20.52/SF
− Vacancy
−$10.5K −$1.15/SF
EGI
$177.8K $19.37/SF
− OpEx
−$44.5K −$4.84/SF
NOI
$133.4K $14.53/SF
Area
Brazoria County, TX
Vacancy
5.60%
Lease Rate
$20.52 /SF/Yr
Expense Ratio
25.00%
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%
$2,667,380
Cap Rate 7%
$1,905,271
Cap Rate 9%
$1,481,878
Alternative Uses
Best Use
Specialty Retail
$1.91M
$1.67M – $2.22M
NOI $133,369 @ 7.0% cap · market cap 8.03%
Second Best
Retail
$1.78M
$1.55M – $2.07M
NOI $124,345 @ 7.0% cap · market cap 7.49%
Theoretical Best
Multifamily LT 5
$114.36M
$100.07M – $133.42M
NOI $8,005,225 @ 7.0% cap · market cap 481.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
719
Businesses Nearby
16k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 97%
Shops & Services 3%
Jack in the Box
Dining
8,496 visits/mo
0.5 miles
Giovanni's
Dining
3,625 visits/mo
0.4 miles
Chinese Wok
Dining
3,163 visits/mo
0.5 miles
Family Dollar
Shops & Services
542 visits/mo
0.3 miles
Demographics for 77515, TX
32,710
Population
13,127
Households
2.5
Avg Household Size
38
Median Age
19%
College-Educated
89%
High-School Grad
204.5 sq mi
ZIP Area
160
Density / Sq Mi
$89,029
Median Household Income
$48,097
Median Earnings
$1,024
Median Rent
$210,800
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?
NNN property - Dollar Tree occupancy is supported by a Family Dollar corporate guaranty.
Where is this nnn property located?
The property is located at 201 W Mulberry St Angleton, TX.
What is the asking price?
The asking price for this property is $1,661,000.
What are key features of this property?
This property features: Absolute NNN lease with zero landlord responsibilities; Dollar Tree tenancy backed by a Family Dollar corporate guaranty; More than 4 years of lease term remaining
