Kroger-Shadow Anchored Shopping
For Sale
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485 Marketplace Blvd, Forney, TX 75126
Newer multi-tenant retail center shadow-anchored by Kroger with concrete parking and triple-net leases.
Property Size11,351 SF
Lot Size1.89 Acres
Price / SF$594.53
Days on Market379
Property Features for 485 Marketplace Blvd
General Information
Standard status
Active
Size
11,351 SF
Lot size
1.89 Acres
Occupancy
100%
Site & Location
Anchor Co-Tenants
Kroger Marketplace
Traffic Count
75,000 vehicles/day
Building Details
Year Built
2018
Tenancy
Multi
Listing Agency:
Victory Real Estate Group
(972) 707-9555
Listed By:
Tony Ramji
Source:
Moodyscre
Added: Sep 1, 2025
Changed: Sep 10
Last Checked: Sep 13 at 7:06AM
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 Victory Real Estate Group
Investment Insights
Based on property information with market context.
Victory Shops at Forney is a 100 percent occupied, 11,351-square-foot, multi-tenant retail center built in 2018. The center offers concrete parking and is leased on a triple-net basis. Leases include scheduled rent escalations during the primary term and options for renewal with rent increases.
Located at the highly trafficked intersection of FM 548 and Highway 80 in Forney, Texas, the property benefits from traffic counts exceeding 75,000 vehicles per day. Kroger Marketplace serves as a shadow anchor, ranking in the 94th percentile based on annual visitors to all Kroger stores in the state of Texas.
The tenant mix includes My Eyelab, Empower Dental, Nail Lounge, Great Clips, and MOD Pizza. Victory Shops at Forney is adjacent to more than 25 acres of planned development expected to add additional retail and restaurant construction, including a Kohl’s-anchored center. An Amazon warehouse and distribution center and the Goodyear Logistics Center are located approximately three miles southeast of the property.
Located at the highly trafficked intersection of FM 548 and Highway 80 in Forney, Texas, the property benefits from traffic counts exceeding 75,000 vehicles per day. Kroger Marketplace serves as a shadow anchor, ranking in the 94th percentile based on annual visitors to all Kroger stores in the state of Texas.
The tenant mix includes My Eyelab, Empower Dental, Nail Lounge, Great Clips, and MOD Pizza. Victory Shops at Forney is adjacent to more than 25 acres of planned development expected to add additional retail and restaurant construction, including a Kohl’s-anchored center. An Amazon warehouse and distribution center and the Goodyear Logistics Center are located approximately three miles southeast of the property.
Key Highlights
- 100% occupied multi‑tenant retail center totaling 11,351 SF
- Built in 2018 with concrete parking
- Triple‑net leases with scheduled rent escalations and renewal options with rent increases
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
$189,400
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
2.81%
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%
$3,788,000
$3.8M
Cap Rate 7%
$2,705,714
$2.7M
Cap Rate 9%
$2,104,444
$2.1M
Market Conditions
NOI Build-Up for 11,351 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
$283.3K $24.96/SF
− Vacancy
−$12.7K −$1.12/SF
EGI
$270.6K $23.84/SF
− OpEx
−$81.2K −$7.15/SF
NOI
$189.4K $16.69/SF
Area
Kaufman County, TX
Vacancy
4.50%
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%
$3,788,000
Cap Rate 7%
$2,705,714
Cap Rate 9%
$2,104,444
Alternative Uses
Best Use
Retail
$2.71M
$2.37M – $3.16M
NOI $189,400 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$142.86M
$125.00M – $166.67M
NOI $10,000,021 @ 7.0% cap · market cap 148.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
75,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
114k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 68%
Shops & Services 31%
Electronics 1%
McDonald's
Dining
29,383 visits/mo
0.3 miles
RaceTrac
Shops & Services
28,557 visits/mo
0.4 miles
Raising Cane's Chicken Fingers
Dining
24,023 visits/mo
0.5 miles
Chipotle Mexican Grill
Dining
10,877 visits/mo
0.5 miles
Taco Casa
Dining
10,864 visits/mo
0.2 miles
Demographics for 75126, TX
64,573
Population
24,316
Households
2.7
Avg Household Size
32
Median Age
36%
College-Educated
92%
High-School Grad
81.6 sq mi
ZIP Area
791
Density / Sq Mi
$104,001
Median Household Income
$55,453
Median Earnings
$1,930
Median Rent
$337,200
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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Similar Off Market Nearby
- Shoppes at Forney Crossing — 1010 Farm to Market 548, Forney, TX 75126
- City Plaza — 783 e us hwy 80, forney, tx 75126
- City Plaza Forney — 101 N Farm to Market 548, Forney, TX 75126
Frequently Asked Questions
What type of property is this?
Shopping center - Newer multi-tenant retail center shadow-anchored by Kroger with concrete parking and triple-net leases.
Where is this shopping center located?
The property is located at 485 Marketplace Blvd Forney, TX.
What is the asking price?
The asking price for this property is $6,748,500.
What are key features of this property?
This property features: 100% occupied multi‑tenant retail center totaling 11,351 SF; Built in 2018 with concrete parking; Triple‑net leases with scheduled rent escalations and renewal options with rent increases
