Pearland Commons Shopping Center
For Sale
Contact for pricing
3525 S Main St, Pearland, TX 77581
27,460 SF stabilized shopping center in Pearland, Texas.
Property Size27,460 SF
Price / SF$316.82
Days on Market147
Property Features for 3525 S Main St
General Information
Standard status
Active
Size
27,460 SF
Property subtype
Retail
Occupancy
89%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$644,610
Building Details
Year Built
2020
Buildings
1
Stories
1
Units
9
Tenancy
Multi
Listing Agency:
Secure Net Lease
(214) 522-7200
Listed By:
Sam House · License #TX 696383
Source:
Crexi
Added: Mar 18
Changed: Aug 9
Last Checked: Aug 11 at 5:41AM
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 Secure Net Lease
Investment Insights
Based on property information with market context.
Pearland Commons is a 27,460 square foot stabilized shopping center constructed in 2020. The property consists of 9 tenants under NNN leases. It is located on the southeast corner of the intersection of Main Street and Magnolia Parkway in Pearland. The location is within a rapidly growing subdivision with high spending power. The property benefits from multiple points of access and excess parking. The property has built-in rent escalations, below market rents in several suites, staggered lease rollover, and a complimentary host of tenants catered to the local demographics. This property presents an opportunity for investors seeking capital preservation coupled with longer-term appreciation.
Key Highlights
- Stabilized shopping center with 100% NNN leases providing immediate income.
- Newer construction (built in 2020) minimizing near‑term capital expenditures.
- Located at a high‑traffic intersection (Main Street and Magnolia Parkway) in a rapidly growing, high‑income area.
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
$307,235
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
3.53%
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%
$6,144,700
$6.1M
Cap Rate 7%
$4,389,071
$4.4M
Cap Rate 9%
$3,413,722
$3.4M
Market Conditions
NOI Build-Up for 27,460 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
$467.9K $17.04/SF
− Vacancy
−$29.0K −$1.06/SF
EGI
$438.9K $15.98/SF
− OpEx
−$131.7K −$4.80/SF
NOI
$307.2K $11.19/SF
Area
Pearland, TX
Vacancy
6.20%
Lease Rate
$17.04 /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%
$6,144,700
Cap Rate 7%
$4,389,071
Cap Rate 9%
$3,413,722
Alternative Uses
Best Use
Retail
$4.39M
$3.84M – $5.12M
NOI $307,235 @ 7.0% cap · market cap 3.53%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$5.37M
$4.70M – $6.26M
NOI $375,673 @ 7.0% cap · market cap 4.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77581, TX
49,198
Population
18,285
Households
2.7
Avg Household Size
38
Median Age
36%
College-Educated
94%
High-School Grad
24.6 sq mi
ZIP Area
2,000
Density / Sq Mi
$106,556
Median Household Income
$62,887
Median Earnings
$1,591
Median Rent
$309,100
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 - 27,460 SF stabilized shopping center in Pearland, Texas.
Where is this shopping center located?
The property is located at 3525 S Main St Pearland, TX.
What is the asking price?
The asking price for this property is $8,700,000.
What are key features of this property?
This property features: Stabilized shopping center with 100% NNN leases providing immediate income.; Newer construction (built in 2020) minimizing near‑term capital expenditures.; Located at a high‑traffic intersection (Main Street and Magnolia Parkway) in a rapidly growing, high‑income area.
