12,268 SF freestanding building. 2.10 acres. Signalized hard corner. For sale at $4,000,000—or lease it at $20,000/month NNN.

Two ways to play it. Buy it and own one of the best corners in League City. Or lease it and put a national-caliber box to work without the capital outlay.

The lease pencils to ~$240,000 a year—roughly $19.56/SF NNN—a 6% cap to a buyer at ask. Clean yield on a hard corner with credit-tenant bones.

Three paths to value: single tenant, alternative use, or chop it into a multi-tenant center. Owner-user? Make it yours and stack equity while you operate.

Location does the heavy lifting. Corner of Main and Landing—35,000 cars a day between East Pearland and Friendswood. Across from Walmart Neighborhood Market, next to AutoZone, Chevron, Wellby, U-Haul, Exxon, Amegy, and Take 5. The traffic's already there.

It gets better. TxDOT and the City are pushing to extend Landing Boulevard north to I-45. That unlocks raw land right above the site and sets up real residential growth within a half-mile. Proof they're serious? TxDOT already took 8,037 SF by eminent domain.

Straight talk on condition: rooftop HVAC was stolen in January 2026. Water got in—damaged carpet, ceilings, walls. Seller's pulling all the water and mold-damaged material at their cost. Delivered as-is after that.

Hard corner. Growth coming. Buy it or lease it.

Move.