3900 Bosque Blvd

Fairgate Shopping Center occupies an established position on Bosque Boulevard, one of Waco's primary retail corridors, in the heart of the city's central-west trade area. Waco sits along I-35 halfway between the Dallas–Fort Worth Metroplex and Austin, a location that places it at the midpoint of one of the most heavily traveled interstate stretches in Texas and within roughly 90 minutes of two of the nation's fastest-growing metros. The city's population reached an estimated 147,788 in 2025 and is projected near 149,000 for 2026, growing at about 1.1% annually, while the broader Waco metropolitan area totaled approximately 308,807 residents in 2025. Bosque Boulevard functions as a core east–west retail spine, connecting central Waco to the Lake Waco area and lined with national and regional retail throughout its length. Traffic along the corridor runs in the range of 22,000 vehicles per day (TxDOT), building to roughly 35,900 vehicles per day at the Bosque/North Valley Mills node, the primary retail intersection of the west Waco market. The immediate trade area includes established anchors and traffic generators such as the Target- and HEB-anchored Lake Air Mall and the Extraco Events Center (Heart O' Texas Fairgrounds), both on Bosque Boulevard, as well as Magnolia's growing Bosque Boulevard presence nearby — positioning Fairgate within an active, well-established retail environment rather than an untested submarket.Fairgate Shopping Center is a ±122,855-square-foot multi-tenant retail strip center situated on approximately 10.4 acres along Bosque Boulevard, one of Waco's primary retail corridors. The property is supported by a durable roster of national and regional tenants — including Harbor Freight, Dollar General, and DuBois Furniture — that anchor a reliable in-place income stream, while a block of vacant and below-market space offers a clear value-add path through lease-up and mark-to-market rents. Positioned in a high-traffic Central Texas trade area driven by Baylor University, a nationally recognized tourism economy, and sustained growth along the I-35 corridor between Dallas–Fort Worth and Austin, Fairgate presents investors a well-located, income-producing asset with meaningful upside. The value-add opportunity is both well defined and executable. Several vacant and expiring suites — concentrated in the center's small-shop and end-cap space — offer a new owner immediate lease-up potential, while a number of in-place tenants sit meaningfully below prevailing market rents, creating further upside as leases roll and are marked to market. Achievable market rents across the center's small-shop, mid-inline, and junior-box tiers support a clear path to stabilization at a modest, quantifiable lease-up cost, positioning the asset to grow net operating income.