League City CVS Pharmacy For
For Sale
Contact for pricing
5002 W Main St, League City, TX 77573
Freestanding CVS with MinuteClinic and strong sales volume.
Property Size11,371 SF
Price / SF$348.14
Days on Market192
Property Features for 5002 W Main St
General Information
Standard status
Active
Size
11,371 SF
Property subtype
Retail
Zoning
CG
Building Details
Year Built
2000
Listing Agency:
Pharma Property Group
(619) 297-0055
Listed By:
Jason Pongsrikul · License #CA 01918332
Source:
Crexi
Added: Feb 11
Changed: Aug 8
Last Checked: Aug 8 at 6:32AM
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 Pharma Property Group
Investment Insights
Based on property information with market context.
The CVS Pharmacy, located at 5002 West Main Street in League City, Texas, is available for sale. The property is in its second renewal period, with the most recent renewal executed in 2020. The current five-year term began July 1, 2025, and operates on an absolute triple-net lease structure with no landlord responsibilities, including rental increases at each option period. Rents are in line with the market and are considered replaceable in the event of tenant turnover. The property generates more than $23 million in sales during FY 2023–2024. Data indicates that this location is in the top 20% of all CVS stores in Texas by customer visits. The store also features a MinuteClinic. It is the only freestanding CVS west of Interstate 45, effectively capturing the trade area on that side of the highway, with the next nearest CVS stores located 8.8 miles to the northwest and 11 miles to the southwest. The population of League City increased 36.9 percent between 2010 and 2020, from 83,560 to 114,392 residents. Major residential developments in the area include Legacy, Westover Park, Samara, Westwood, Pedregal, Westland Ranch, and the Hines master-planned community, together representing more than 10,000 homes completed or under development. Commercial projects include the Highway 96 and 146 mixed-use development on 24.5 acres, planned for 70,000 square feet of retail and 220,000 square feet of warehouse and flex space, and Grand Oak Village, a 16-acre retail development along League City Parkway. The property size is 11371 square feet.
Key Highlights
- High Sales Volume: Generating over $23 million in annual sales (FY 2023‑2024).
- Top‑Performing Location: Ranked in the top 20% of all Texas CVS stores by customer visits, according to Placer.ai data.
- Absolute Triple‑Net Lease: Enjoy a hassle‑free investment with no landlord responsibilities and rental increases at each option period.
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
$195,467
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
4.94%
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%
$3,909,340
$3.9M
Cap Rate 7%
$2,792,386
$2.8M
Cap Rate 9%
$2,171,856
$2.2M
Market Conditions
NOI Build-Up for 11,371 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
$272.9K $24.00/SF
− Vacancy
−$12.3K −$1.08/SF
EGI
$260.6K $22.92/SF
− OpEx
−$65.2K −$5.73/SF
NOI
$195.5K $17.19/SF
Area
League City, TX
Vacancy
4.50%
Lease Rate
$24.00 /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%
$3,909,340
Cap Rate 7%
$2,792,386
Cap Rate 9%
$2,171,856
Alternative Uses
Best Use
Specialty Retail
$2.79M
$2.44M – $3.26M
NOI $195,467 @ 7.0% cap · market cap 4.94%
Second Best
Retail
$2.36M
$2.06M – $2.75M
NOI $165,181 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$3.46M
$3.03M – $4.04M
NOI $242,116 @ 7.0% cap · market cap 6.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
210
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77573, TX
95,256
Population
37,188
Households
2.6
Avg Household Size
37
Median Age
49%
College-Educated
96%
High-School Grad
29.8 sq mi
ZIP Area
3,197
Density / Sq Mi
$122,783
Median Household Income
$67,441
Median Earnings
$1,647
Median Rent
$342,000
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.
Similar Off Market Nearby
- Walgreens Pharmacy — 4902 W Main St, League City, TX 77573
- CVS Pharmacy — 5002 W Main St, League City, TX 77573
- COVID-19 Drive-Thru Testing at Walgreens — 4902 W Main St, League City, TX 77573
Frequently Asked Questions
What type of property is this?
Drug store - Freestanding CVS with MinuteClinic and strong sales volume.
Where is this drug store located?
The property is located at 5002 W Main St League City, TX.
What is the asking price?
The asking price for this property is $3,958,750.
What are key features of this property?
This property features: High Sales Volume: Generating over $23 million in annual sales (FY 2023‑2024).; Top‑Performing Location: Ranked in the top 20% of all Texas CVS stores by customer visits, according to Placer.ai data.; Absolute Triple‑Net Lease: Enjoy a hassle‑free investment with no landlord responsibilities and rental increases at each option period.
