Retail Center with Upside
For Sale
Contact for pricing
Pending
2100 W White St, Anna, TX 75409
Retail center with below-market rents and stabilized income stream.
Property Size22,324 SF
Days on Market174
Property Features for 2100 W White St
General Information
Standard status
Pending
Size
22,324 SF
Class
A
Property subtype
Retail
Zoning
Commercial
Occupancy
100%
Lease Type
NNN
Investment Type
Value Add
Net Operating Income
$529,080
Building Details
Year Built
2017
Buildings
2
Stories
1
Units
11
Tenancy
Multi
Listing Agency:
Wenz Investment Group
Listed By:
Daniel Wenz · License #697886
Source:
Crexi
Added: Feb 19
Changed: Aug 8
Last Checked: Aug 8 at 2:42PM
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 Wenz Investment Group
Investment Insights
Based on property information with market context.
This retail center, constructed in 2017, features concrete tilt-wall construction on piers into shale, a steel frame roof structure, and a TPO roof with a 20-year manufacturer's warranty. The property includes a concrete, low-maintenance parking lot. The property operates on 100% NNN leases, with all operating expenses fully reimbursed by the tenants. The average rents are $23.70 per square foot, presenting a mark-to-market upside as tenant leases expire. The diverse tenant mix and strong market fundamentals contribute to income stability and re-leasing strength. The property size is 22,324 square feet.
Key Highlights
- Hyper‑Stabilized Income Stream: Enjoy exceptional income stability with a diverse tenant mix.
- 100% NNN Leases: Tenants fully reimburse all operating expenses.
- Below‑Market Rent: Significant mark‑to‑market upside with average rents at $23.70/SF.
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
$359,203
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
4.24%
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%
$7,184,060
$7.2M
Cap Rate 7%
$5,131,471
$5.1M
Cap Rate 9%
$3,991,144
$4.0M
Market Conditions
NOI Build-Up for 22,324 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
$538.5K $24.12/SF
− Vacancy
−$25.3K −$1.13/SF
EGI
$513.1K $22.99/SF
− OpEx
−$153.9K −$6.90/SF
NOI
$359.2K $16.09/SF
Area
Collin County, TX
Vacancy
4.70%
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%
$7,184,060
Cap Rate 7%
$5,131,471
Cap Rate 9%
$3,991,144
Alternative Uses
Best Use
Retail
$5.13M
$4.49M – $5.99M
NOI $359,203 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Industrial
$22.18M
$19.41M – $25.88M
NOI $1,552,774 @ 7.0% cap · market cap 18.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
295
Businesses Nearby
96k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 34%
Shops & Services 33%
Groceries 24%
Home Improvements & Furnishings 4%
Brookshire's
Groceries
22,917 visits/mo
0.5 miles
McDonald's
Dining
16,944 visits/mo
0.5 miles
Dollar Tree
Shops & Services
15,509 visits/mo
0.2 miles
7-Eleven
Shops & Services
14,364 visits/mo
0.3 miles
Chicken Express
Dining
5,515 visits/mo
0.5 miles
Demographics for 75409, TX
21,292
Population
8,558
Households
2.5
Avg Household Size
33
Median Age
35%
College-Educated
93%
High-School Grad
78.3 sq mi
ZIP Area
272
Density / Sq Mi
$97,941
Median Household Income
$48,632
Median Earnings
$1,947
Median Rent
$316,500
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 - Retail center with below-market rents and stabilized income stream.
Where is this shopping center located?
The property is located at 2100 W White St Anna, TX.
What is the asking price?
The asking price for this property is $8,465,000.
What are key features of this property?
This property features: Hyper‑Stabilized Income Stream: Enjoy exceptional income stability with a diverse tenant mix.; 100% NNN Leases: Tenants fully reimburse all operating expenses.; Below‑Market Rent: Significant mark‑to‑market upside with average rents at $23.70/SF.
