High-Profile NNN Pad
For Sale
$3,500,000
145 West FM 1381, Cedar Hill, TX 75001
NNN leased pad sites at Cedar Hill Crossing Mall.
Property Size8,930 SF
Price / SF$391.94
Days on Market275
Property Features for 145 West FM 1381
General Information
Standard status
Active
Size
8,930 SF
Property subtype
Retail
Building Details
Building Size
8,930 SF
Year Built
2008
Listing Agency:
SVN l EVTRS (EverTrust)
(214) 356-5662
Listed By:
Bruce Marshall · License #TX #218397
(214) 356-5662
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 17
Last Checked: Aug 22 at 5:15AM
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.
These high-profile NNN pad sites are anchored by Verizon Wireless (corporate) and Sears. They are located at the entrance to the Uptown Village at Cedar Hill Crossing Mall, which features over seventy tenants. Anchor tenants include Dillard's, Dick's Sporting Goods, and Barnes & Noble. Other tenants include Black Eyed Pea, American Eagle, Christopher Men's Wear, Chico's, Dallas Cowboy Pro Shop, Decor Market, Footlocker, Jos. A. Banks, Old Navy, Mr. Formal, Kirkland's, Ulta, and Victoria's Secret. The properties are NNN Leased to Verizon Wireless (Corporate Guaranty) and Sears Appliance. The property size is 8,930 square feet.
Key Highlights
- High profile NNN pad sites anchored by Verizon Wireless (Corporate Guaranty) and Sears Appliance.
- Located at the entranceway of the prestigious Uptown Village at Cedar Hill Crossing Mall.
- The Uptown Village at Cedar Hill Crossing Mall is anchored by Dillard's, Dick's Sporting Goods, and Barnes & Noble, with over seventy tenants.
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
Current Use
Location Intelligence
Trade Area within ½ mile
2,770
Businesses Nearby
117k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 66%
Shops & Services 33%
Electronics 1%
McDonald's
Dining
25,280 visits/mo
0.4 miles
RaceTrac
Shops & Services
18,848 visits/mo
0.3 miles
Braum's Ice Cream & Dairy Stores
Dining
16,491 visits/mo
0.3 miles
Panda Express
Dining
9,700 visits/mo
0.4 miles
SONIC Drive In
Dining
6,997 visits/mo
0.4 miles
Demographics for 75001, TX
16,528
Population
10,590
Households
1.6
Avg Household Size
34
Median Age
61%
College-Educated
97%
High-School Grad
3.8 sq mi
ZIP Area
4,349
Density / Sq Mi
$82,577
Median Household Income
$55,977
Median Earnings
$1,717
Median Rent
$455,800
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 - NNN leased pad sites at Cedar Hill Crossing Mall.
Where is this nnn property located?
The property is located at 145 West FM 1381 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 Guaranty) and Sears Appliance.; Located at the entranceway of the prestigious Uptown Village at Cedar Hill Crossing Mall.; The Uptown Village at Cedar Hill Crossing Mall is anchored by Dillard's, Dick's Sporting Goods, and Barnes & Noble, with over seventy tenants.
