Sugar Land Retail Center
For Sale
Contact for pricing
2600 Cordes Dr, Sugar Land, TX 77479
Fully occupied retail center in Sugar Land, TX for sale.
Property Size14,768 SF
Price / SF$352.11
Days on Market167
Property Features for 2600 Cordes Dr
General Information
Standard status
Active
Size
14,768 SF
Class
B
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Net Operating Income
$336,598
Building Details
Year Built
2008
Year Renovated
2009
Buildings
1
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
Oliver CRE
(281) 558-1111
Listed By:
Karl Oliver · License #732167
Source:
Crexi
Added: Feb 25
Changed: Aug 8
Last Checked: Aug 9 at 5:52AM
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 Oliver CRE
Investment Insights
Based on property information with market context.
Located in Sugar Land, TX, 2600 CORDES DR. is a 14,768 square foot retail center. The property is offered for sale at $5.2 million and features a CAP rate of 6.47%. The property is currently 100% occupied, generating a Net Operating Income of $336,598. The property benefits from long-term leases and a NNN lease structure. The property is professionally managed and is located near major retailers, dining establishments, healthcare facilities, and entertainment venues.
Key Highlights
- High CAP Rate: 6.47% provides a strong return on investment
- 100% Occupancy: Generates immediate and consistent cash flow
- Net Operating Income: $336,598 annual income demonstrates profitability
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
$171,191
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
3.29%
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%
$3,423,820
$3.4M
Cap Rate 7%
$2,445,586
$2.4M
Cap Rate 9%
$1,902,122
$1.9M
Market Conditions
NOI Build-Up for 14,768 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
$265.8K $18.00/SF
− Vacancy
−$21.3K −$1.44/SF
EGI
$244.6K $16.56/SF
− OpEx
−$73.4K −$4.97/SF
NOI
$171.2K $11.59/SF
Area
Sugar Land, TX
Vacancy
8.00%
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%
$3,423,820
Cap Rate 7%
$2,445,586
Cap Rate 9%
$1,902,122
Alternative Uses
Best Use
Retail
$2.45M
$2.14M – $2.85M
NOI $171,191 @ 7.0% cap · market cap 3.29%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.83M
$2.47M – $3.30M
NOI $197,773 @ 7.0% cap · market cap 3.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,379
Businesses Nearby
1.1M
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 57%
Dining 26%
Shops & Services 8%
Home Improvements & Furnishings 4%
Macy's
Apparel
158,656 visits/mo
0.4 miles
DICK'S Sporting Goods
Apparel
106,677 visits/mo
0.4 miles
Dillard's
Apparel
90,490 visits/mo
0.4 miles
JCPenney
Apparel
68,486 visits/mo
0.5 miles
Chick-fil-A
Dining
54,844 visits/mo
0.4 miles
Demographics for 77479, TX
93,180
Population
30,680
Households
3
Avg Household Size
41
Median Age
68%
College-Educated
96%
High-School Grad
32.7 sq mi
ZIP Area
2,850
Density / Sq Mi
$162,381
Median Household Income
$73,630
Median Earnings
$1,997
Median Rent
$462,200
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.
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Frequently Asked Questions
What type of property is this?
Shopping center - Fully occupied retail center in Sugar Land, TX for sale.
Where is this shopping center located?
The property is located at 2600 Cordes Dr Sugar Land, TX.
What is the asking price?
The asking price for this property is $5,200,000.
What are key features of this property?
This property features: High CAP Rate: 6.47% provides a strong return on investment; 100% Occupancy: Generates immediate and consistent cash flow; Net Operating Income: $336,598 annual income demonstrates profitability
