Crossroads at Valley Ranch is a 100 percent occupied neighborhood retail center located within the highly desirable Valley Ranch trade area of Irving, Texas. The property consists of approximately 12,930 square feet situated on a 1.43-acre parcel and is leased to a diverse mix of food-service, financial services, personal care, and specialty retail tenants that generate recurring customer traffic and provide essential services to the surrounding residential and employment base.
The asset has benefited from substantial leasing and operational improvements, including four new leases, three renewals, multiple lease conversions from gross to triple-net structures, and meaningful increases in rental rates. Combined with recent capital improvements and a highly infill location with significant barriers to entry, the property offers investors stable in-place cash flow, strong tenant retention, and long-term exposure to the Valley Ranch, Cypress Waters, and Las Colinas corridor, one of the most dynamic growth and employment centers in North Texas.
Crossroads at Valley Ranch is strategically located along North MacArthur Boulevard within Valley Ranch, one of the Dallas-Fort Worth Metroplex’s most established and affluent master-planned communities. The 2,400-acre development features approximately 4,000 single-family homes, 22 multifamily communities, more than 120 local businesses, and an extensive network of canals, trails, parks, and open space, creating a highly desirable live-work-play environment that continues to attract affluent residents and sustained consumer spending. The property benefits from excellent visibility and accessibility along North MacArthur Boulevard, a major north-south thoroughfare carrying approximately 31,000 vehicles per day.
100% LEASED, STABILIZED ASSET
The property is a fully stabilized, 100% leased neighborhood retail center with all leases structured on NNN terms, providing durable cash flow and limited landlord responsibilities.
INFILL LOCATION WITH SIGNIFICANT BARRIERS TO ENTRY
Located in the heart of Valley Ranch, one of DFW’s most established and supply-constrained trade areas. Limited available land and mature surrounding development create significant barriers to future competing retail construction.
HIGH-INCOME, MAJORITY-ASIAN TRADE AREA
Within one mile of the property, more than 51% of residents identify as Asian and average household income exceeds $138,000, supporting strong demand for specialty food, restaurant, and service-oriented retail concepts.
RECENT LEASING MOMENTUM & NNN CONVERSIONS
Ownership has executed four new leases and three renewals within the last 16 months, while converting several tenants from gross to NNN structures and improving rental rates, creating a more durable and efficient income stream with limited near-term leasing risk.
DAILY-NEEDS & EXPERIENCE-BASED TENANCY
The center is leased to a complementary mix of food service, financial services, personal care, and neighborhood retail tenants that generate recurring customer visits and are less susceptible to e-commerce disruption.
LANDLORD HAS INVESTED IN PROPERTY IMPROVEMENTS
Recent property upgrades include exterior painting, installation of decorative lighting, landscaping/hardscaping, and a new grease trap.
HIGH-TRAFFIC NORTH MACARTHUR BLVD FRONTAGE
The site benefits from strong visibility and approximately 31,000 vehicles per day on North MacArthur Boulevard. The asset also has excellent connectivity to major regional highways.
PROXIMITY TO CYPRESS WATERS MEGA-DEVELOPMENT
Cypress Waters is a $3.5B, 1,000-acre mixed-use development within five miles, featuring 4.5M SF of office and retail, 10,000 residences, and 87 corporate tenants including 7-Eleven and Nokia, supporting a daytime workforce of 181,000+.
PROXIMITY TO DFW INTERNATIONAL AIRPORT
Located approximately 10 minutes from DFW International Airport, one of the largest employment and transportation hubs in the United States. In 2025, DFW hosted over 85.7 million passengers.
