Fully Leased Retail
For Sale
$2,350,000
202 E Veterans Memorial Boulevard, Killeen, TX 76541
Occupied retail center with on-site parking and a property marquee serving multiple commercial occupants.
Property Size15,795 SF
Price / SF$148.78
Days on Market43
Property Features for 202 E Veterans Memorial Boulevard
General Information
Standard status
Active
Size
15,795 SF
Property subtype
CommercialSale
Occupancy
100%
Amenities
large open parking area
marquis
Building Details
Tenancy
Multi
Listing Agency:
Realty Executives Of Killeen
(254) 681-1000
Listed By:
Anita Riendeau · License #0289778
(254) 681-1000
Source:
Cornerstone-properties
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 31 at 5:05PM
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 Realty Executives Of Killeen
Investment Insights
Based on property information with market context.
This 15,795-square-foot shopping center is fully rented and configured for multiple retail and commercial occupants. Current occupants include Corner Pocket Pool Hall, Papa Johns, a church, and Cloud Smoke and Vape. The property includes a large open parking area and a marquee positioned on-site.
Located at 202 E Veterans Memorial Boulevard in Killeen, Texas, the center offers an established retail setting with operating occupants already in place. The existing tenant mix spans entertainment, food service, religious use, and specialty retail.
Located at 202 E Veterans Memorial Boulevard in Killeen, Texas, the center offers an established retail setting with operating occupants already in place. The existing tenant mix spans entertainment, food service, religious use, and specialty retail.
Key Highlights
- 15,795‑square‑foot shopping center
- Fully rented retail plaza with four named occupants
- Current occupants include Corner Pocket Pool Hall, Papa Johns, a church, and Cloud Smoke and Vape
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
$187,872
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
7.99%
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%
$3,757,440
$3.8M
Cap Rate 7%
$2,683,886
$2.7M
Cap Rate 9%
$2,087,467
$2.1M
Market Conditions
NOI Build-Up for 15,795 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
$284.3K $18.00/SF
− Vacancy
−$15.9K −$1.01/SF
EGI
$268.4K $16.99/SF
− OpEx
−$80.5K −$5.10/SF
NOI
$187.9K $11.89/SF
Area
Killeen, TX
Vacancy
5.60%
Lease Rate
$18.00 /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%
$3,757,440
Cap Rate 7%
$2,683,886
Cap Rate 9%
$2,087,467
Alternative Uses
Best Use
Retail
$2.68M
$2.35M – $3.13M
NOI $187,872 @ 7.0% cap · market cap 7.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.79M
$3.32M – $4.43M
NOI $265,568 @ 7.0% cap · market cap 11.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,532
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76541, TX
19,641
Population
10,207
Households
1.9
Avg Household Size
32
Median Age
12%
College-Educated
83%
High-School Grad
4.9 sq mi
ZIP Area
4,008
Density / Sq Mi
$36,739
Median Household Income
$27,869
Median Earnings
$858
Median Rent
$97,500
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.
Similar Off Market Nearby
- Midtown Mall — 1001 E Veterans Memorial Blvd, Killeen, TX 76541
- Rancier Minimax Shopping Center — 1306 E Rancier Ave, Killeen, TX 76541
Frequently Asked Questions
What type of property is this?
Shopping center - Occupied retail center with on-site parking and a property marquee serving multiple commercial occupants.
Where is this shopping center located?
The property is located at 202 E Veterans Memorial Boulevard Killeen, TX.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: 15,795‑square‑foot shopping center; Fully rented retail plaza with four named occupants; Current occupants include Corner Pocket Pool Hall, Papa Johns, a church, and Cloud Smoke and Vape
