Neighborhood Retail
For Sale
$1,875,000
4310 Bailey Rd, Pearland, TX 77584
Established retail center with in-place NNN leases and service-oriented tenant occupancy.
Property Size10,000 SF
Price / SF$187.50
Days on Market150
Property Features for 4310 Bailey Rd
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Shopping Strip
Amenities
Heavy Value-Add Investment Opportunity
Well Below Market Rents
Complementary Mix of Service-Oriented Tenants
Durable Design Elements Including Metal Roof
Growing Area with Affluent Demographics
Building Details
Building Size
10,000 SF
Year Built
2001
Listing Agency:
Dallas Office
(972) 755-5225
Listed By:
Philip Levy · License #TX: 0522087
(972) 755-5225
Source:
Marcusmillichap
Added: Apr 3
Changed: Aug 30
Last Checked: Aug 30 at 3:48AM
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 Dallas Office
Investment Insights
Based on property information with market context.
Pearland Landing is a neighborhood retail center completed in 2001, with 10,000 square feet of commercial space on a 1.05-acre parcel. The property is occupied at 60 percent and includes in-place triple-net leases alongside a complementary mix of service-oriented tenants.
Located at 4310 Bailey Road in Pearland, Texas, the center serves a suburban retail setting focused on everyday service needs. Its existing improvements and lease structure provide an operating foundation for continued retail use.
Located at 4310 Bailey Road in Pearland, Texas, the center serves a suburban retail setting focused on everyday service needs. Its existing improvements and lease structure provide an operating foundation for continued retail use.
Key Highlights
- 10,000‑square‑foot neighborhood retail center on a 1.05‑acre parcel
- 60 percent current occupancy
- In‑place triple‑net leases
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
$111,885
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
5.97%
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%
$2,237,700
$2.2M
Cap Rate 7%
$1,598,357
$1.6M
Cap Rate 9%
$1,243,167
$1.2M
Market Conditions
NOI Build-Up for 10,000 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
$170.4K $17.04/SF
− Vacancy
−$10.6K −$1.06/SF
EGI
$159.8K $15.98/SF
− OpEx
−$48.0K −$4.80/SF
NOI
$111.9K $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%
$2,237,700
Cap Rate 7%
$1,598,357
Cap Rate 9%
$1,243,167
Alternative Uses
Best Use
Retail
$1.60M
$1.40M – $1.86M
NOI $111,885 @ 7.0% cap · market cap 5.97%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.95M
$1.71M – $2.28M
NOI $136,808 @ 7.0% cap · market cap 7.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
Explore this area
Business Placement
Demographics for 77584, TX
93,062
Population
32,579
Households
2.9
Avg Household Size
36
Median Age
53%
College-Educated
94%
High-School Grad
32.0 sq mi
ZIP Area
2,908
Density / Sq Mi
$116,373
Median Household Income
$64,094
Median Earnings
$1,818
Median Rent
$339,100
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.
Frequently Asked Questions
What type of property is this?
Strip mall - Established retail center with in-place NNN leases and service-oriented tenant occupancy.
Where is this strip mall located?
The property is located at 4310 Bailey Rd Pearland, TX.
What is the asking price?
The asking price for this property is $1,875,000.
What are key features of this property?
This property features: 10,000‑square‑foot neighborhood retail center on a 1.05‑acre parcel; 60 percent current occupancy; In‑place triple‑net leases
