New Mixed-Use Project For
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1601 E Trinity Mills Rd, Carrollton, TX
Newly constructed mixed-use project with high traffic visibility.
Property Size40,000 SF
Lot Size2.85 Acres
Price / SF$212.50
Days on Market1309
Property Features for 1601 E Trinity Mills Rd
General Information
Standard status
Active
Size
40,000 SF
Lot size
2.85 Acres
Property subtype
RETAIL
Listing Agency:
The Rosenfeld Company
Listed By:
Matthew Rosenfeld · License #626809
(214) 755-9797
Source:
Moodyscre
Added: Feb 6, 2023
Changed: Sep 3
Last Checked: Sep 6 at 4:06PM
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 The Rosenfeld Company
Investment Insights
Based on property information with market context.
Trinity Highlands is a newly constructed mixed-use project located at 1601 E Trinity Mills Road. The property benefits from a visible and accessible location along the heavily-trafficked President George Bush Turnpike, a major east-west thoroughfare with traffic counts exceeding 111,000 vehicles per day. The property size is 40,000 square feet.
Key Highlights
- Visible and accessible location on E Trinity Mills Road.
- Located along the heavily‑trafficked President George Bush Turnpike.
- Traffic counts exceeding 111,000 vehicles per day.**
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
$642,943
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
7.56%
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%
$12,858,860
$12.9M
Cap Rate 7%
$9,184,900
$9.2M
Cap Rate 9%
$7,143,811
$7.1M
Market Conditions
NOI Build-Up for 40,000 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
$964.8K $24.12/SF
− Vacancy
−$46.3K −$1.16/SF
EGI
$918.5K $22.96/SF
− OpEx
−$275.5K −$6.89/SF
NOI
$642.9K $16.07/SF
Area
Carrollton, 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%
$12,858,860
Cap Rate 7%
$9,184,900
Cap Rate 9%
$7,143,811
Alternative Uses
Best Use
Retail
$9.18M
$8.04M – $10.72M
NOI $642,943 @ 7.0% cap · market cap 7.56%
Second Best
Mixed Use
$7.71M
$6.75M – $9.00M
NOI $540,000 @ 7.0% cap · market cap 6.35%
Theoretical Best
Specialty Retail
$9.84M
$8.61M – $11.48M
NOI $688,867 @ 7.0% cap · market cap 8.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
509
Businesses Nearby
1k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
H&R Block
Shops & Services
1,372 visits/mo
0.5 miles
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 mixed-use project with high traffic visibility.
Where is this shopping center located?
The property is located at 1601 E Trinity Mills Rd Carrollton, TX.
What is the asking price?
The asking price for this property is $8,500,000.
What are key features of this property?
This property features: Visible and accessible location on E Trinity Mills Road.; Located along the heavily‑trafficked President George Bush Turnpike.; Traffic counts exceeding 111,000 vehicles per day.**
