Investment Highlights

Very Attractive, Anchored Investment Opportunity in Fast-Growing San Antonio, Texas.

Valley View is currently 95% leased with 86,196 square feet of prime retail space located at the southwest corner of Blanco Rd. and West Avenue in North San Antonio. Anchored by Marshalls and Dollar Tree, Valley View consists of a solid mix of 13 existing national, regional and local convenience-driven retailers and restaurants. Valley View includes a multi-tenant outparcel building offering a substantial mark-to-market rent opportunity. Marshalls recently extended its lease until 2033 and is paying only $8.35/square foot. Marshalls has been the anchor tenant at Valley View since 1983.

Popular, Infill Neighborhood Center-- Strong Anchor Tenant Sales & Top Placer.ai Rankings.

Valley View is a well-established, extremely busy neighborhood shopping center bound by two (2) high-traffic thoroughfares with more than 41,400 vehicles passing by the center daily. According to Placer.ai, more than 1.3 million customers visit this center annually and Valley View ranks in the top 91^st percentile of all convenience/strip shopping centers located in Texas and the United States. Additionally, Marshalls reported tenant sales of more than $19.87 million in 2024 ($566/sf) with a stellar health ratio of 2.7% at Valley View. In the past five years (2019-2024), Marshalls’ sales have increased 37.3% at Valley View with sales increasing consistently each year.

Cash Flow Stability with Compelling Rent Growth & Below-Market Rents.

The average annual base rent for tenants at Valley View is $13.50 per square foot which is considered well below market. In the immediate submarket, base rents for comparable shop space in competing centers typically average $26-$34/SF thereby creating a significant opportunity to materially increase rents. The two most recently signed new tenants at Valley View are paying more than 27% higher rent than the prior former tenants. Over a 10-year hold period, the compound annual growth rate (CAGR) is 2.81% which does not include the pricing arbitrage created by spinning off, selling Marshalls and/or the outparcel building at materially lower capitalization rates.

Diverse Demographic Profile with High Population Density and Incomes.

Within a 3 & 5 mile radius of Valley View, Average Household Income is $95,596 and $97,840 while Population includes 91,874 residents and 289,911 residents, respectively. Within a 1-mile radius, Population includes 20,832 residents with Avg. HH Incomes of $74,421. Within a 3-mile radius, Avg. HH incomes are projected to grow 2% annually from through 2028.