Multi-Tenant Retail
For Sale
$4,900,000
201 S Egret Bay Blvd, League City, TX 77573
Multi-tenant retail center anchored by Frost Bank with approximately 89% occupancy and a currently vacant suite.
Property Size11,247 SF
Price / SF$435.67
Days on Market53
Property Features for 201 S Egret Bay Blvd
General Information
Standard status
Active
Size
11,247 SF
Property subtype
Shopping Strip
Occupancy
89%
Amenities
Multi-tenant rent roll provides diversified income from a mix of financial, retail, food service, and nonprofit tenants
The Property currently maintains approximately 89% occupancy with additional upside through lease-up of the remaining vacant suite
NNN lease structure allows for expense recoveries, helping reduce landlord operating exposure
Building Details
Building Size
11,247 SF
Year Built
1996
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Houston
(713) 452-4287
Listed By:
Justin Miller · License #License(s): TX: 551204
(713) 452-4287
Source:
Marcusmillichap
Added: Jul 3
Changed: Aug 23
Last Checked: Aug 22 at 3:22PM
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 - Houston
Investment Insights
Based on property information with market context.
This multi-tenant retail center includes an anchored banking tenant and a diversified mix of retail, food service, and nonprofit users. The property operates on an NNN lease structure with expense recoveries designed to help reduce landlord operating exposure. Current tenant roster includes Frost Bank along with Goodwill, Flawless Diamonds, and Pauline’s Donuts, contributing to an active customer base within the center. Goodwill’s lease extends through December 2036.
The property is located at 201 South Egret Bay Boulevard in League City, Texas, within the Houston MSA. The provided materials cite affluent surrounding demographics, including average household incomes exceeding $123,000 within a 5-mile radius, and a trade area with nearly 194,000 residents and approximately 198,700 daytime employees.
Approximately 1,231 SF is currently vacant, creating a lease-up opportunity to increase occupancy and support income growth. The center is presented as positioned to meet ongoing retail demand tied to major employment drivers in the region.
The property is located at 201 South Egret Bay Boulevard in League City, Texas, within the Houston MSA. The provided materials cite affluent surrounding demographics, including average household incomes exceeding $123,000 within a 5-mile radius, and a trade area with nearly 194,000 residents and approximately 198,700 daytime employees.
Approximately 1,231 SF is currently vacant, creating a lease-up opportunity to increase occupancy and support income growth. The center is presented as positioned to meet ongoing retail demand tied to major employment drivers in the region.
Key Highlights
- 1996‑built multi‑tenant retail center with approximately 89% occupancy
- Anchored by Frost Bank, one of the largest Texas‑based banking institutions
- Tenant mix includes Goodwill, Flawless Diamonds, and Pauline’s Donuts
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
$193,336
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
3.95%
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%
$3,866,720
$3.9M
Cap Rate 7%
$2,761,943
$2.8M
Cap Rate 9%
$2,148,178
$2.1M
Market Conditions
NOI Build-Up for 11,247 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
$269.9K $24.00/SF
− Vacancy
−$12.1K −$1.08/SF
EGI
$257.8K $22.92/SF
− OpEx
−$64.4K −$5.73/SF
NOI
$193.3K $17.19/SF
Area
League City, TX
Vacancy
4.50%
Lease Rate
$24.00 /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%
$3,866,720
Cap Rate 7%
$2,761,943
Cap Rate 9%
$2,148,178
Alternative Uses
Best Use
Specialty Retail
$2.76M
$2.42M – $3.22M
NOI $193,336 @ 7.0% cap · market cap 3.95%
Second Best
Retail
$2.33M
$2.04M – $2.72M
NOI $163,380 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$3.42M
$2.99M – $3.99M
NOI $239,476 @ 7.0% cap · market cap 4.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
89%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
469
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77573, TX
95,256
Population
37,188
Households
2.6
Avg Household Size
37
Median Age
49%
College-Educated
96%
High-School Grad
29.8 sq mi
ZIP Area
3,197
Density / Sq Mi
$122,783
Median Household Income
$67,441
Median Earnings
$1,647
Median Rent
$342,000
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?
Shopping center - Multi-tenant retail center anchored by Frost Bank with approximately 89% occupancy and a currently vacant suite.
Where is this shopping center located?
The property is located at 201 S Egret Bay Blvd League City, TX.
What is the asking price?
The asking price for this property is $4,900,000.
What are key features of this property?
This property features: 1996‑built multi‑tenant retail center with approximately 89% occupancy; Anchored by Frost Bank, one of the largest Texas‑based banking institutions; Tenant mix includes Goodwill, Flawless Diamonds, and Pauline’s Donuts
