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280 Commerce Street, Southlake, TX 76092
The center is 99% occupied with tenants spanning youth sports, fitness, education, and entertainment.
Property Size94,701 SF
Price / SF$241.29
Days on Market7
Property Features for 280 Commerce Street
General Information
Standard status
Active
Size
94,701 SF
Property subtype
Retail, Office, Mixed Use
Occupancy
99%
Additional Details
Highway Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Matthews
Listed By:
Zan Colin · License #842587
(214) 583-0246
Source:
Crexi
Added: Sep 8
Changed: Sep 11
Last Checked: Sep 14 at 5:18AM
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 Matthews
Investment Insights
Based on property information with market context.
Southlake Commons is a shopping center comprising approximately 105,000 SF, including 94,701 SF of GLA. The property is 99% occupied and features a tenant mix serving youth sports, fitness, education, and entertainment uses. Building specifications include 22-foot ceiling heights, while recent work to the roof and parking lot addresses key components of the improvements.
Located at 280 Commerce Street in Southlake, the center offers immediate access to State Highway 114 and Highway 121 and sits near E. Southlake Boulevard. The surrounding retail context includes Southlake Town Square, Costco, Lowe’s, Walmart, and Sam’s Club. The property also has a documented history of tenant retention and serves a family-oriented customer base within the Southlake market.
Located at 280 Commerce Street in Southlake, the center offers immediate access to State Highway 114 and Highway 121 and sits near E. Southlake Boulevard. The surrounding retail context includes Southlake Town Square, Costco, Lowe’s, Walmart, and Sam’s Club. The property also has a documented history of tenant retention and serves a family-oriented customer base within the Southlake market.
Key Highlights
- Approximately 105,000 SF with 94,701 SF of GLA
- 99% occupied shopping center
- Tenant mix includes youth sports, fitness, education, and entertainment
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
$1,571,885
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
6.88%
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%
$31,437,700
$31.4M
Cap Rate 7%
$22,455,500
$22.5M
Cap Rate 9%
$17,465,389
$17.5M
Market Conditions
NOI Build-Up for 94,701 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
$2.36M $24.96/SF
− Vacancy
−$118.2K −$1.25/SF
EGI
$2.25M $23.71/SF
− OpEx
−$673.7K −$7.11/SF
NOI
$1.57M $16.60/SF
Area
Tarrant County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$31,437,700
Cap Rate 7%
$22,455,500
Cap Rate 9%
$17,465,389
Alternative Uses
Best Use
Retail
$22.46M
$19.65M – $26.20M
NOI $1,571,885 @ 7.0% cap · market cap 6.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$33.31M
$29.15M – $38.87M
NOI $2,331,917 @ 7.0% cap · market cap 10.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
99%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,892
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76092, TX
31,924
Population
9,886
Households
3.2
Avg Household Size
42
Median Age
75%
College-Educated
99%
High-School Grad
22.7 sq mi
ZIP Area
1,406
Density / Sq Mi
$250,001
Median Household Income
$123,882
Median Earnings
$3,501
Median Rent
$956,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Shopping center - The center is 99% occupied with tenants spanning youth sports, fitness, education, and entertainment.
Where is this shopping center located?
The property is located at 280 Commerce Street Southlake, TX.
What is the asking price?
The asking price for this property is $22,850,000.
What are key features of this property?
This property features: Approximately 105,000 SF with 94,701 SF of GLA; 99% occupied shopping center; Tenant mix includes youth sports, fitness, education, and entertainment
