League City Retail
For Sale
$2,800,000
2750 W Main St, League City, TX 77573
7,980 SF shopping center with diverse tenants.
Property Size7,980 SF
Price / SF$350.88
Days on Market144
Property Features for 2750 W Main St
General Information
Standard status
Active
Size
7,980 SF
Property subtype
Shopping Strip
Amenities
Majority-Occupied by Dental Practice Owned and Backed by Private Equity Guarantee
Attractive Assumable Loan at 4.50 Percent For ~ 14 Years, Self-Amortizing
Diversified Tenant Mix
High-Income Location: $133,000 Average Household Income Within One and Three Miles
Strong Neighborhood and Commuter Location: West Main Street Sees Approximately 30,000 Vehicles Per Day
Building Details
Building Size
7,980 SF
Year Built
2001
Listing Agency:
Houston Office
Listed By:
Alex Wolansky, CCIM · License #License(s): TX: 702899
(713) 452-4292
Source:
Marcusmillichap
Added: Apr 14
Changed: Aug 23
Last Checked: Sep 4 at 2:08AM
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 Houston Office
Investment Insights
Based on property information with market context.
The Plaza at Amber Lane is a 7,980-square-foot shopping center located at 2750 West Main Street in League City, Texas. The property is an opportunity to purchase a property that is majority-occupied by Guided Practice Solutions, operating as New Teeth, occupying 66 percent of the property. The remaining tenancy includes Edward Jones, a dry cleaner drop-off location, and an office-user. The location on West Main Street benefits from serving as a neighborhood retail and medical center, while also serving commuters who live west of the subject property and drive past the retail center to access Interstate 45, located just east of the property. West Main Street sees approximately 30,000 vehicles per day. Nearby retailers include Walmart, Auto Zone, Pizza Hut, McDonalds, Wendy’s, and Amegy Bank. The average household incomes of $133,000 within one and three miles.
Key Highlights
- Majority‑occupied by Guided Practice Solutions (New Teeth), a creditworthy anchor tenant.
- Opportunity to assume Seller's existing loan at a desirable 4.50 percent interest rate.
- Offered at a 7.20 percent cap rate.
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
$115,922
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
4.14%
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%
$2,318,440
$2.3M
Cap Rate 7%
$1,656,029
$1.7M
Cap Rate 9%
$1,288,022
$1.3M
Market Conditions
NOI Build-Up for 7,980 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
$175.2K $21.96/SF
− Vacancy
−$9.6K −$1.21/SF
EGI
$165.6K $20.75/SF
− OpEx
−$49.7K −$6.23/SF
NOI
$115.9K $14.53/SF
Area
League City, TX
Vacancy
5.50%
Lease Rate
$21.96 /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%
$2,318,440
Cap Rate 7%
$1,656,029
Cap Rate 9%
$1,288,022
Alternative Uses
Best Use
Retail
$1.66M
$1.45M – $1.93M
NOI $115,922 @ 7.0% cap · market cap 4.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.43M
$2.12M – $2.83M
NOI $169,913 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77573, TX
95,256
Population
37,188
Households
2.6
Avg Household Size
37
Median Age
49%
College-Educated
96%
High-School Grad
29.8 sq mi
ZIP Area
3,197
Density / Sq Mi
$122,783
Median Household Income
$67,441
Median Earnings
$1,647
Median Rent
$342,000
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 - 7,980 SF shopping center with diverse tenants.
Where is this shopping center located?
The property is located at 2750 W Main St League City, TX.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Majority‑occupied by Guided Practice Solutions (New Teeth), a creditworthy anchor tenant.; Opportunity to assume Seller's existing loan at a desirable 4.50 percent interest rate.; Offered at a 7.20 percent cap rate.
