OFFERING MEMORANDUM Net Leased Investment Opportunity - LoopNet
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OFFERING MEMORANDUM
Net Leased Investment Opportunity
4909 North St, Nacogdoches, TX 75965
NACOGDOCHES MARKETPLACE II
This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information.
References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies.
INVESTMENT HIGHLIGHTS
INVESTMENT SUMMARY
Nacogdoches Marketplace II is an 84,000 SF recently developed shopping center located in the
Price:
desirable southeastern region in the state of Texas. Nacogdoches Marketplace II is 100% occupied
with an excellent national tenant roster with solid credit ratings and positive stable outlooks. The center $13,000,000
is anchored by Bealls, other tenants include Verizon, Petsense, Wingstop, It's Fashion, Maurices, Shoe
CAP Rate: 7.89%
Show, Sport Clips, Sally's, State Farm, and several others. The subject property sits on a large 6.33
Acre parcel in Nacogdoches, Texas, in the heavy retail corridor with high drive- by visibility. The
Nacogdoches economic market consists of seven counties with a population of more than 300,000
GLA: 84,061 Square Feet
people living within 35 miles of the site. Strong demographics are enhanced by the Austin State
University which is located less than 2 miles away and boasts an enrollment of over 13,000 students.
Nac Marketplace is also nearby Nacogdoches Medical Center, Surgery Center, Nacogdoches
Cost Per Square Foot: $154.65
Memorial Hospital, and is within close proximity to national retailers including Walmart Supercenter,
Lowe's, Hobby Lobby, Hibbett Sports, Staples, Carmike Cinema, and several others. The shopping
center resides on the northeast corner of Stallings Drive and US 59 Business/North Street. US 59
Occupancy:
Business/North Street is a major north/south artery, providing a direct connection through the heart of
Nacogdoches and an average traffic count of 38,000+ cars per day. 100%
Site Area: 6.33 Acres
TENANTS INCLUDE HIGHTLIGHTS DEMOGRAPHICS
• Commercial Bank of Texas • 100% Occupied Shopping Center
Population:
• Bealls Department Store • Anchored by Bealls
• Long Term Anchor Lease • 2,739 (1 mile)
• Fuzzy's Taco
• Annual Rent Increases from Bealls • 21,970 (3 mile)
• Verizon • Recent Class “A” Construction
• Petsense • Next to Wal-Mart Super Center • 37,552 (5 mile)
• Sidrai Dental • Adjacent to Lowe’s & Staples Average Household Income:
• National Credit Tenants
• State Farm • $41,331 (1 mile)
• Scheduled Rent Increases
• Signarama • Located in the Main Retail Corridor • $55,121 (3 mile)
• Wing Stop • Strong Traffic Counts (38,000 Cars/
Day) • $50,269 (5 mile)
• Bright Star Wireless
• Retail Hub of The Region TRAFFIC COUNTS
• Urgent Doc
• Large Pylon Signage
• Pro Nails • Signaled intersection with great access • 38,000 cars
• It’s Fashion and visibility per day
• Maurices
• Wireless Time
• Game X Change
• Shoe Show
• Sports Clips
• Sally Beauty Supply
Nacogdoches Marketplace II
Nacogdoches Marketplace II
4909 North Street, Nacogdoches, TX 75965
County: Nacogdoches
GLA: 84,061 Square Feet
Site Area: 6.33 Acres
Ownership: Fee Simple
Parcel ID: 33440
Zoning: Commercial
Year Built: 2007
Number Of Suites: 20
Occupancy: 100%
Parking Spaces: Ample
Framing: Structural Steel
Windows: Aluminum Casement Double Pane
Exterior: Dryvit
Foundation: Concrete Slab with Spread Footings
HVAC: Roof Mounted Units
Roof: Rubber Membrane
Parking Lot: Concrete
Nacogdoches Marketplace II
Nacogdoches Marketplace II
PHOTOS Nacogdoches Marketplace II
Nacogdoches Marketplace II
Nacogdoches Marketplace II
Nacogdoches Marketplace II
AERIAL Nacogdoches Marketplace II
Nacogdoches Marketplace II
Nacogdoches Marketplace II
If the world is a stage, Stage Stores wants to dress the actors. e company operates about 885 department
stores, mainly in rural towns in some 40 US states. (More than a quarter of the stores are in Texas.)
rough its Peebles, Bealls, Stage, Palais Royal, and Goody’s Family Clothing chains, the retailer offers
small-town America moderately priced apparel and accessories, cosmetics, and footwear. Nationally
recognized brands, such as Tommy Hil ger, Carter’s, Levi Strauss, Chaps, and Polo account for about
Trade Name: Bealls 85% of sales and are sold alongside Stage Stores’ private-label merchandise. Stage Stores is rapidly
HQ: Coraopolis, Pennsylvania expanding its Goody’s chain and sold its off-price 35-store Steele’s chain (launched in 2011) in 2014.
Web Site: www.stagestores.com
Franchisee: Corporate
Locations: 855+
is company, founded by president Robert Tucker in Kannapolis, North Carolina, in 1960,
performs at more than 1,100 locations in 36 states (in the Midwest and eastern half of the US)
under stage names such as SHOE SHOW, Burlington Shoes, and e Shoe Dept. e company’s
long run -- more than 50 years -- may be related to the fact that it caters to local tastes and features
Trade Name: Shoe Show
kids’ play areas to keep them entertained while Mom shops. e company expands through
acquisitions and tailors each store’s stock to the community it serves. Shoe Show stores offer open
HQ: Concor, North Carolina stock layouts for recognized brands including Rockport, Skechers, Converse, and Nine West
Web Site: www.shoeshow.com
Franchisee: Coporate
Locations: 1,100+
Maurices out ts the young women of small-town America. e chain sells dress, work, and casual apparel
for 17- to 34-year-olds at more than 875 specialty retail and outlet stores in some 45 US states, Canda,
and online. It sells clothing under the maurices and Studio Y brands, as well as perfume, hats, gloves,
and other accessories. e company focuses on small markets with populations of 25,000 to 100,000
Trade Name: Maurices
people, which offer fewer shopping options than larger cities. Most of its stores are situated around
HQ: Duluth, Minnesota
major discount retailers and department stores. Founded in 1931 by Maurice Labovitz as a single shop
in Duluth, Minnesota, the company is owned by apparel retailer Ascena Retail (formerly Dress Barn).
Web Site: www.maurices.com
Franchisee: Coporate
Locations: 900+
Nacogdoches Marketplace IISally Beauty Holdings (SBH) has untangled itself from former parent Alberto-Culver. Formerly
Sally Beauty Co., the rm is one of the US’s largest retailers and distributors of professional beauty
supplies. While the US accounts for most of its sales, the company also has stores in Canada,
Europe, and South America. Some 3,560 Sally Beauty Supply stores sell more than 8,000 hair,
skin, and nail products. Sally Beauty also sells its products online. SBH’s Beauty Systems Group
Trade Name: Sally Beauty Holdings (BSG) employs more than 980 sales consultants and operates more than 1,000 CosmoProf
HQ: Denton, texas and Armstrong McCall stores that sell products only to salons and beauty professionals.
Web Site: www.sallybeautyholdings.com
Franchisee: Corporate
Locations: 3,560+
e Cato Corporation caters to fashion-minded Southerners on a budget. e retailer operates more
than 1,300 apparel stores in 30-plus states (primarily in the Southeast) under the names Cato, Cato
Plus, Versona, It’s Fashion, and It’s Fashion Metro. Its mostly private-label merchandise includes misses’,
juniors’, girls’, and plus-sized casualwear, career clothing, coats, shoes, and accessories geared to low- and
Trade Name: Cato Corporation
middle-income customers, mostly females aged 18 to 50. Cato’s stores are typically located in shopping
centers anchored by a Wal-Mart store or another major discounter or supermarket. Founded in 1946,
HQ: Charlotte, North Carolina the company is led by chairman John Cato, the third generation of Catos in the family business.
Web Site: www.catofashions.com
Franchisee: Coporate
Locations: 1,300+
Verizon Wireless is an American telecommunications company, a wholly owned subsidiary of Verizon
Communications, which offers wireless products and services. With 149 million subscribers as
of October 2017, Verizon Wireless is the largest wireless telecommunications provider in the
United States. It operates a national 4G LTE network covering about 98 percent of the U.S. population,
which in December 2015 won top honors in each category of the RootMetrics RootScore Reports.
Trade Name: Verizon Wireless
Verizon Wireless offers mobile phone services through a variety of devices. It’s LTE in Rural America
HQ: Basking Ridge, New Jersey Program, with 21 rural wireless carriers participating, covers 2.7 million potential users in 169
Web Site: Verizonwireless.com rural counties. Verizon Wireless announced in 2015 that it was developing a 5G, or fifth generation,
Franchisee: corporate network.
Locations: 2,330+
Nacogdoches Marketplace II2019 Operating Information
Price: $13,000,000
Current Cap Rate: 7.89%
Approx. Gross Square Feet: 84,061
Price Per Square Foot: $154.65
Site Area (Acres): 6.33
Current Operating Data
Gross Rent: $1,067,267
NNN Recapture: $283,303
Effective Gross Income: $1,350,570
Less Expenses:(2019) $365,463
Net Operating Income: $1,025,107
Nacogdoches Marketplace IIsD I RENT ROLL
Rentable Percent Lease Lease Current Current Current Rent Escalations Expense Option
Square of Start Expiration Monthly Annual Annual Effective Annual Recovery Terms
Suite Tenant Feet Center Date Date Rent Rent Rent/SF Date Rent/SF Information
201 Pro Nails 1,600 1.90%
Request Full Rent Roll with signed confidentiality agreement ***
Contact Broker
205 Brightstar Wireless 1,600 1.90%
202 Urgent Doc 4,800 5.71%
206- Wing Stop 3063 3.64% Request Full Rent Roll with signed confidentiality agreement ***
207
Contact Broker
208 Signarama 1,219 1.45%
209 State Farm Insurance 1,219 1.45% Request Full Rent Roll with signed confidentiality agreement ***
Contact Broker
210 Sidrai Dental Clinic 1,600 1.90%
-
211 Pet Sense 4,376 5.21%
Nacogdoches Marketplace IIsD I RENT ROLL
Rentable Percent Lease Lease Current Current Current Rent Escalations Expense Option
Square of Start Expiration Monthly Annual Annual Effective Annual Recovery Terms
Suite Tenant Feet Center Date Date Rent Rent Rent/SF Date Rent/SF Information
101 Bealls 35,242 41.92%
102 Sally Beauty
-
1,739 2.07%
Request Full Rent Roll with signed confidentiality agreement ***
Contact Broker
103 Sport Clips 1,582 1.88%
104- Shoe Show 7,925 9.43% Request Full Rent Roll with signed confidentiality agreement ***
106 Contact Broker
107 Game X Change 2,200 2.62%
l07B Wireless Time 2,220 2.64%
108 Maurices 4,576 5.44%
-
109 It's Fashion 3,200 3.81%
Nacogdoches Marketplace IIsD I RENT ROLL
Rentable Percent Lease Lease Current Current Current Rent Escalations Expense Option
Square of Start Expiration Monthly Annual Annual Effective Annual Recovery Terms
Suite Tenant Feet Center Date Date Rent Rent Rent/SF Date Rent/SF Information
214 Verizon 2,400 2.86%
215 Fuzzy's Taco Shop 3,500 4.16%
Request Full Rent Roll with signed confidentiality agreement ***
Contact Broker
- -
Totals 84,061 $89,746.73 $1,076,960.76
Occupied 84,061 100%
Nacogdoches Marketplace IINacogdoches Marketplace II
Nacogdoches Marketplace II
1 mi radius 3 mi radius 5 mi radius
2016 Estimated Population 2,739 21,970 37,552
2021 Projected Population 2,817 22,348 38,450
POPULATION
2010 Census Population 2,762 20,861 35,807
2000 Census Population 2,488 18,962 32,858
Projected Annual Growth 2016 to 2021 0.6% 0.3% 0.5%
Historical Annual Growth 2000 to 2016 0.6% 1.0% 0.9%
2016 Median Age 31.7 28.2 29.3
2016 Estimated Households 1,326 8,202 14,252
HOUSEHOLDS
2021 Projected Households 1,378 8,485 14,843
2010 Census Households 1,302 7,550 13,271
2000 Census Households 1,185 6,967 12,286
Projected Annual Growth 2016 to 2021 0.8% 0.7% 0.8%
Historical Annual Growth 2000 to 2016 0.7% 1.1% 1.0%
2016 Estimated White 63.6% 65.8% 60.7%
2016 Estimated Black or African American 24.2% 22.9% 25.7%
RACE AND
ETHNICITY
2016 Estimated Asian or Pacific Islander 4.7% 3.4% 2.6%
2016 Estimated American Indian or Native Alaskan 0.3% 0.5% 0.5%
2016 Estimated Other Races 7.2% 7.5% 10.5%
2016 Estimated Hispanic 9.1% 11.8% 16.7%
2016 Estimated Average Household Income $41,337 $55,121 $50,269
INCOME
2016 Estimated Median Household Income $28,318 $38,487 $37,189
2016 Estimated Per Capita Income $20,382 $21,447 $19,632
2016 Estimated Elementary (Grade Level 0 to 8) 3.4% 4.5% 7.2%
2016 Estimated Some High School (Grade Level 9 to 11) 7.9% 6.4% 8.8%
EDUCATION
2016 Estimated High School Graduate 28.0% 21.5% 25.9%
(AGE 25+)
2016 Estimated Some College 23.3% 24.1% 23.3%
2016 Estimated Associates Degree Only 4.6% 5.5% 5.8%
2016 Estimated Bachelors Degree Only 19.6% 21.0% 16.5%
2016 Estimated Graduate Degree 13.1% 17.0% 12.6%
2016 Estimated Total Businesses 280 1,192 2,012
BUSINESS
2016 Estimated Total Employees 3,550 13,025 20,117
2016 Estimated Employee Population per Business 12.7 10.9 10.0
2016 Estimated Residential Population per Business 9.8 18.4 18.7
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