NNN Shopping
New
For Sale
$2,335,000
4206 Gibson Ln, Texarkana, TX 75503
Established retail center with multiple named tenants, contractual rent increases, and an on-site ATM ground lease.
Property Size8,750 SF
Days on Market2
Property Features for 4206 Gibson Ln
General Information
Standard status
Active
Size
8,750 SF
Property subtype
Retail
Zoning
General Commercial
Building Details
Building Size
8,750 SF
Year Built
2016
Tenancy
Multi
Listing Agency:
SRS Real Estate Partners - Global Company
Listed By:
Michael Berk · License #385824
(770) 402-3432
Source:
Srsre
Added: Sep 20
Last Checked: Sep 20 at 2:19PM
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 SRS Real Estate Partners - Global Company
Investment Insights
Based on property information with market context.
Built in 2016, this General Commercial shopping center is leased to Lost Pizza Co., Texline Card House & Social Club, and Apricot Lane Boutique. A separate ground lease to TEXAR Federal Credit Union supports an on-site ATM, adding another commercial component to the property.
The retail leases are structured on an NNN basis, with tenants responsible for their respective shares of property operating expenses. Lost Pizza Co. occupies approximately 57% of the rentable area and retains two 5-year renewal options, each accompanied by a 10% rental increase. Apricot Lane Boutique has 2% annual rental increases and three 5-year renewal options, providing additional contractual lease-growth provisions within the tenant roster.
The retail leases are structured on an NNN basis, with tenants responsible for their respective shares of property operating expenses. Lost Pizza Co. occupies approximately 57% of the rentable area and retains two 5-year renewal options, each accompanied by a 10% rental increase. Apricot Lane Boutique has 2% annual rental increases and three 5-year renewal options, providing additional contractual lease-growth provisions within the tenant roster.
Key Highlights
- Three named retail tenants: Lost Pizza Co., Texline Card House & Social Club, and Apricot Lane Boutique
- NNN lease structure assigns tenants their respective shares of property operating expenses
- Lost Pizza Co. occupies approximately 57% of the rentable 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
$155,610
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
6.66%
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%
$3,112,200
$3.1M
Cap Rate 7%
$2,223,000
$2.2M
Cap Rate 9%
$1,729,000
$1.7M
Market Conditions
NOI Build-Up for 8,750 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
$218.4K $24.96/SF
− Vacancy
−$10.9K −$1.25/SF
EGI
$207.5K $23.71/SF
− OpEx
−$51.9K −$5.93/SF
NOI
$155.6K $17.78/SF
Area
Bowie County, TX
Vacancy
5.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$3,112,200
Cap Rate 7%
$2,223,000
Cap Rate 9%
$1,729,000
Alternative Uses
Best Use
Specialty Retail
$2.22M
$1.95M – $2.59M
NOI $155,610 @ 7.0% cap · market cap 6.66%
Second Best
Retail
$2.07M
$1.82M – $2.42M
NOI $145,236 @ 7.0% cap · market cap 6.22%
Theoretical Best
Hotel Hospitality
$6.59M
$5.77M – $7.69M
NOI $461,344 @ 7.0% cap · market cap 19.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
868
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75503, TX
25,547
Population
11,464
Households
2.2
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
78.5 sq mi
ZIP Area
325
Density / Sq Mi
$67,733
Median Household Income
$43,508
Median Earnings
$1,185
Median Rent
$214,400
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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- Richmond Ranch Shopping Center — 220 Richmond Rd, Texarkana, TX 75503
Frequently Asked Questions
What type of property is this?
Shopping center - Established retail center with multiple named tenants, contractual rent increases, and an on-site ATM ground lease.
Where is this shopping center located?
The property is located at 4206 Gibson Ln Texarkana, TX.
What is the asking price?
The asking price for this property is $2,335,000.
What are key features of this property?
This property features: Three named retail tenants: Lost Pizza Co., Texline Card House & Social Club, and Apricot Lane Boutique; NNN lease structure assigns tenants their respective shares of property operating expenses; Lost Pizza Co. occupies approximately 57% of the rentable area
