Anchored Retail Center For
For Sale
Contact for pricing
2320 Frontage Rd, Brownsville, TX 78521
Anchored retail center with staggered NNN leases and escalations.
Property Size104,106 SF
Price / SF$170.50
Days on Market147
Property Features for 2320 Frontage Rd
General Information
Standard status
Active
Size
104,106 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$1,539,847
Building Details
Year Built
1977
Year Renovated
2021
Tenancy
Multi
Listing Agency:
Stream Capital Partners
(312) 899-6664
Listed By:
Connor Shell · License #CA 01993313
Source:
Crexi
Added: Mar 27
Changed: Aug 13
Last Checked: Aug 19 at 8:51PM
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 Stream Capital Partners
Investment Insights
Based on property information with market context.
This commercial real estate property is anchored by Main Event (Dave & Busters), which has strong site-level sales exceeding their percentage rent breakpoint. The property features a passive lease structure. Main Event, TruFit Athletic Club, and Parry’s Pizza all operate under NNN lease structures with staggered expirations and upcoming rental escalations within two years. The property size is 104106 square feet.
Key Highlights
- High Volume Anchor: Main Event (Dave & Busters) with strong sales.
- NNN Lease Structures for all tenants.
- Main Event anchors the property.
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
$990,623
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
5.58%
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%
$19,812,460
$19.8M
Cap Rate 7%
$14,151,757
$14.2M
Cap Rate 9%
$11,006,922
$11.0M
Market Conditions
NOI Build-Up for 104,106 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
$1.50M $14.40/SF
− Vacancy
−$84.0K −$0.81/SF
EGI
$1.42M $13.59/SF
− OpEx
−$424.6K −$4.08/SF
NOI
$990.6K $9.52/SF
Area
Brownsville, TX
Vacancy
5.60%
Lease Rate
$14.40 /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%
$19,812,460
Cap Rate 7%
$14,151,757
Cap Rate 9%
$11,006,922
Alternative Uses
Best Use
Retail
$14.15M
$12.38M – $16.51M
NOI $990,623 @ 7.0% cap · market cap 5.58%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$17.93M
$15.68M – $20.91M
NOI $1,254,769 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,000
Businesses Nearby
83k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 38%
Electronics 1%
Whataburger
Dining
22,376 visits/mo
0.1 miles
Stripes
Shops & Services
11,560 visits/mo
0.5 miles
Family Dollar
Shops & Services
8,846 visits/mo
0.3 miles
Exxon
Shops & Services
8,015 visits/mo
0.1 miles
Church's Chicken
Dining
5,777 visits/mo
0.1 miles
Demographics for 78521, TX
88,708
Population
29,576
Households
3
Avg Household Size
32
Median Age
15%
College-Educated
62%
High-School Grad
93.7 sq mi
ZIP Area
947
Density / Sq Mi
$41,276
Median Household Income
$24,781
Median Earnings
$864
Median Rent
$90,500
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
- Jcpenny hair salon — Brownsville, TX 78520
- Michael Chapala — 1443 E Jefferson St, Brownsville, TX 78520
- Veterans Plaza — 2500 East Ave, Brownsville, TX 78521
- Tiendas — 1500 w university blvd, brownsville, tx 78520
- Central dollar — Brownsville, TX 78520
Frequently Asked Questions
What type of property is this?
Shopping center - Anchored retail center with staggered NNN leases and escalations.
Where is this shopping center located?
The property is located at 2320 Frontage Rd Brownsville, TX.
What is the asking price?
The asking price for this property is $17,750,000.
What are key features of this property?
This property features: High Volume Anchor: Main Event (Dave & Busters) with strong sales.; NNN Lease Structures for all tenants.; Main Event anchors the property.
