Signalized Hard-Corner Retail
For Sale
Contact for pricing
1601 Cross Timbers Road, Flower Mound, TX 75028
Newly constructed 2024 retail center with an in-place TotalCare ER tenant and additional divisible space for lease-up.
Property Size16,953 SF
Lot Size1.94 Acres
Price / SF$450.27
Days on Market55
Property Features for 1601 Cross Timbers Road
General Information
Standard status
Active
Size
16,953 SF
Class
A
Total Parking Spaces
64
Lot size
1.94 Acres
Property subtype
Retail
Zoning
Commercial
Occupancy
60%
Lease Type
NNN
Investment Type
Value Add
Net Operating Income
$390,000
Additional Details
Traffic Count
31,900 vehicles/day
Building Details
Year Built
2026
Tenancy
Multi
Listing Agency:
Equitify
Listed By:
Rehan Nazar · License #843311
Source:
Crexi
Added: Jun 30
Changed: Aug 22
Last Checked: Aug 22 at 3:35PM
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 Equitify
Investment Insights
Based on property information with market context.
1601 Cross Timbers Road is a 16,959-square-foot retail center built in 2024 and set on approximately 1.94 acres. The property is positioned at a signalized hard corner of Cross Timbers Road and Arrowhead Drive and features modern architecture, premium storefront design, and ample parking. Currently, 10,000 square feet are leased to a corporate-guaranteed TotalCare Emergency Room, and an additional 6,959 square feet are available as divisible space for immediate lease-up.
The center’s setting is designed for daily convenience and visibility, with Cross Timbers Road carrying more than 31,900 vehicles per day. The property sits directly across from Parker Square and is surrounded by established national and local retailers and services, including Kroger, Sprouts Farmers Market, CVS Pharmacy, Chase Bank, PNC Bank, Lifetime Fitness, and multiple restaurants and medical providers. The trade area includes more than 116,000 residents within three miles, with average household incomes exceeding $160,000.
For tenants and operators, the mix of modern retail and medical-oriented configuration supports retail, medical, and service uses seeking prominent, high-traffic access. For buyers, the combination of corporate-guaranteed in-place occupancy and available divisible space provides a straightforward pathway to expanding the center’s leased footprint.
The center’s setting is designed for daily convenience and visibility, with Cross Timbers Road carrying more than 31,900 vehicles per day. The property sits directly across from Parker Square and is surrounded by established national and local retailers and services, including Kroger, Sprouts Farmers Market, CVS Pharmacy, Chase Bank, PNC Bank, Lifetime Fitness, and multiple restaurants and medical providers. The trade area includes more than 116,000 residents within three miles, with average household incomes exceeding $160,000.
For tenants and operators, the mix of modern retail and medical-oriented configuration supports retail, medical, and service uses seeking prominent, high-traffic access. For buyers, the combination of corporate-guaranteed in-place occupancy and available divisible space provides a straightforward pathway to expanding the center’s leased footprint.
Key Highlights
- Newly constructed 2024 retail center totaling 16,959 SF on approx. 1.94 acres.
- 10,000 SF leased to a corporate‑guaranteed TotalCare Emergency Room.
- Additional 6,959 SF divisible space available for immediate lease‑up.
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
$281,393
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
3.69%
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%
$5,627,860
$5.6M
Cap Rate 7%
$4,019,900
$4.0M
Cap Rate 9%
$3,126,589
$3.1M
Market Conditions
NOI Build-Up for 16,953 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
$423.1K $24.96/SF
− Vacancy
−$21.2K −$1.25/SF
EGI
$402.0K $23.71/SF
− OpEx
−$120.6K −$7.11/SF
NOI
$281.4K $16.60/SF
Area
Denton 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%
$5,627,860
Cap Rate 7%
$4,019,900
Cap Rate 9%
$3,126,589
Alternative Uses
Best Use
Retail
$4.02M
$3.52M – $4.69M
NOI $281,393 @ 7.0% cap · market cap 3.69%
Second Best
Healthcare Medical
$3.28M
$2.87M – $3.82M
NOI $229,415 @ 7.0% cap · market cap 3.01%
Theoretical Best
Multifamily LT 5
$237.08M
$207.44M – $276.59M
NOI $16,595,457 @ 7.0% cap · market cap 217.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
31,900 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
735
Businesses Nearby
19k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 93%
Dining 7%
Chase Bank
Shops & Services
11,133 visits/mo
0.5 miles
Shell
Shops & Services
6,839 visits/mo
0.2 miles
Jet's Pizza
Dining
1,305 visits/mo
0.3 miles
Demographics for 75028, TX
46,830
Population
18,189
Households
2.6
Avg Household Size
40
Median Age
62%
College-Educated
98%
High-School Grad
15.6 sq mi
ZIP Area
3,002
Density / Sq Mi
$147,040
Median Household Income
$72,270
Median Earnings
$2,233
Median Rent
$458,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Shopping center - Newly constructed 2024 retail center with an in-place TotalCare ER tenant and additional divisible space for lease-up.
Where is this shopping center located?
The property is located at 1601 Cross Timbers Road Flower Mound, TX.
What is the asking price?
The asking price for this property is $7,633,350.
What are key features of this property?
This property features: Newly constructed 2024 retail center totaling 16,959 SF on approx. 1.94 acres.; 10,000 SF leased to a corporate‑guaranteed TotalCare Emergency Room.; Additional 6,959 SF divisible space available for immediate lease‑up.
