NNN Retail
For Sale
Contact for pricing
2206 River Trl, Melissa, TX 75454
Retail building leased on an absolute NNN basis to a Spanish Schoolhouse location opening in August 2026.
Property Size7,737 SF
Price / SF$533.28
Days on Market8
Property Features for 2206 River Trl
General Information
Standard status
Active
Size
7,737 SF
Property subtype
RETAIL
Building Details
Tenancy
Multi
Listing Agency:
Monarch Commercial Advisors
(415) 269-8969
Listed By:
Dave Lucas · License #02176879
(415) 269-8969
Source:
Moodyscre
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 10 at 9:47AM
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 Monarch Commercial Advisors
Investment Insights
Based on property information with market context.
This 7,737-square-foot retail property is structured under an absolute NNN lease with Spanish Schoolhouse, which is scheduled to open in August 2026. The tenant has made a significant investment in the property, supporting the asset’s planned school use.
The property is located at 2206 River Trl in Melissa, Texas, within a Dallas suburb described as having new housing, major retailers, and strong demographics nearby. Surrounding retail references include H-E-B, Walmart Supercenter, and Buc-ee’s.
The property is located at 2206 River Trl in Melissa, Texas, within a Dallas suburb described as having new housing, major retailers, and strong demographics nearby. Surrounding retail references include H-E-B, Walmart Supercenter, and Buc-ee’s.
Key Highlights
- 7,737‑square‑foot retail property
- Absolute NNN lease structure
- Spanish Schoolhouse scheduled to open August 2026
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
$124,492
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
3.02%
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%
$2,489,840
$2.5M
Cap Rate 7%
$1,778,457
$1.8M
Cap Rate 9%
$1,383,244
$1.4M
Market Conditions
NOI Build-Up for 7,737 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
$186.6K $24.12/SF
− Vacancy
−$8.8K −$1.13/SF
EGI
$177.8K $22.99/SF
− OpEx
−$53.4K −$6.90/SF
NOI
$124.5K $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%
$2,489,840
Cap Rate 7%
$1,778,457
Cap Rate 9%
$1,383,244
Alternative Uses
Best Use
Retail
$1.78M
$1.56M – $2.07M
NOI $124,492 @ 7.0% cap · market cap 3.02%
Second Best
—
—
no second resolved use
Theoretical Best
Industrial
$7.69M
$6.73M – $8.97M
NOI $538,157 @ 7.0% cap · market cap 13.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 77%
Dining 23%
Dollar General
Shops & Services
5,644 visits/mo
0.3 miles
Scooter's Coffee
Dining
1,379 visits/mo
0.4 miles
Caliber Collision
Shops & Services
584 visits/mo
0.3 miles
Palio's Pizza Cafe
Dining
490 visits/mo
0.4 miles
Demographics for 75454, TX
16,252
Population
6,289
Households
2.6
Avg Household Size
33
Median Age
51%
College-Educated
95%
High-School Grad
21.4 sq mi
ZIP Area
759
Density / Sq Mi
$135,556
Median Household Income
$64,368
Median Earnings
$2,262
Median Rent
$421,700
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?
NNN property - Retail building leased on an absolute NNN basis to a Spanish Schoolhouse location opening in August 2026.
Where is this nnn property located?
The property is located at 2206 River Trl Melissa, TX.
What is the asking price?
The asking price for this property is $4,126,000.
What are key features of this property?
This property features: 7,737‑square‑foot retail property; Absolute NNN lease structure; Spanish Schoolhouse scheduled to open August 2026
