Darrin Coles, CCIM, TACS

06/09/2026

Solutions Delivered: Market Turnaround – 2379 Gus Thomasson Rd, Mesquite TX

Revitalizing an Expired Listing into a Fully Stabilized Investment

Context
When Pegasus Property Group took over the assignment at 2379 Gus Thomasson Road in Mesquite, TX, the property was an expired listing that had sat largely vacant despite its strong location in Dallas County. The site included multiple professional office suites (100, 200, and 300), but prior marketing efforts failed to attract sustainable tenancy amid a tough post-pandemic leasing environment and rising office vacancy rates across the Dallas–Fort Worth Metroplex.

The ownership’s goal was clear — restore consistent cash flow, attract reliable tenants, and bring the building back to full stabilization as a long-term investment asset.
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Action
Pegasus Property Group, led by Darrin Coles, CCIM, repositioned the property with a strategic, hands-on leasing and advisory plan designed to generate immediate occupancy momentum and investor confidence:
• Rebranding & Market Reintroduction: Re-listed the property with a refreshed presentation and new marketing collateral tailored for the Mesquite submarket.
• Targeted Tenant Prospecting: Focused outreach on small professional users — medical, therapy, and specialty service providers — aligning tenant mix with demand trends in the area.
• Landlord Representation & Lease Structuring: Negotiated and executed new leases for Suites 100, 200, and 300, securing tenants such as Therapy Inspired and other locally owned businesses
• Asset Stabilization: Provided ongoing advisory support for property management coordination and tenant relations, ensuring steady income flow and reduced turnover risk.
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Results
Client: Private Landlord
Location: 2379 Gus Thomasson Rd, Mesquite, TX
Transaction Type: Landlord Representation – Leasing & Stabilization

Outcome:
• Transformed an expired listing into a fully leased asset.
• Achieved 100% occupancy across all suites.
• Established long-term, service-oriented tenants providing reliable recurring income.
• Delivered full stabilization in a high-vacancy market through targeted repositioning and strategic leasing ex*****on.
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Takeaway
This project showcases Pegasus Property Group’s ability to turn underperforming properties into income-producing investments through creative repositioning, strategic tenant targeting, and disciplined lease negotiation.

By applying data-driven insight and direct market engagement, Pegasus restored value to a previously stagnant listing — reinforcing its reputation for delivering real results where persistence, market expertise, and local relationships matter most.
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Agent Information
Darrin R. Coles, CCIM
Pegasus Property Group
📞 469.794.6080
📧 [email protected]
🌐 www.pegasuspropertygroup.com

06/09/2026

Cole Ranch (Denton) — Johnson Development — Denton, TX

Project Overview
Cole Ranch is a massive new master-planned community on the southwest edge of Denton, led by Johnson Development in partnership with the Cole Ranch ownership group. The plan encompasses about 3,100 acres and is framed as a long-horizon “city within a city,” integrating ~4,365 single-family homes, extensive parks/trails, two lakes, and a meaningful commercial component (including a future business park). Public releases state home sales are expected to open in 2027, making 2026 the heavy horizontal-infrastructure year (utilities, roads, initial platting and amenity groundwork).

Economic Impact
Metric Conservative Estimate Ramp-Out Estimate
Total Land Area ~3,100 acres ~3,100 acres
Planned Homes ~4,365 4,365+
Full Buildout Value multi-billion ~$5B scale
Driven Retail Spend ~$90M/yr $150M+/yr

Assumptions: average household size 2.7–3.0; long-run community value based on publicly described scale; retail spend aligned to Denton County suburban MPC norms.

Scope / Cost / Timeline
• Scale: ~3,100 acres west of I-35W near Denton Enterprise Airport.
• Homes: ~4,365 SF units planned.
• Timeline: multi-phase development; horizontal work accelerates through 2026; home sales expected 2027.

Residential / Real-Estate Implications
Cole Ranch will add a major new rooftop base in southwest Denton, reinforcing demand for grocery-anchored retail, medical office, childcare/education, QSR, and neighborhood services along the I-35W / US-380 / Denton Airport corridor. The embedded commercial acreage and business park also create future employment+retail clustering opportunities that will spill into surrounding pads.

Key Takeaway for Stakeholders
Cole Ranch is a top-tier long-run growth driver for Denton. 2026 is the “foundation year” — when infrastructure and plats set the stage for a 2027–2035 vertical absorption wave.

05/26/2026

Another successful closing in the books!

Congratulations to Nicki Eche and Darrin Coles for getting this property under contract for our buyer and officially SOLD.

If you’re looking to buy, sell, lease, or invest in commercial real estate, let’s talk.

05/23/2026

Memorial Day means a little more to some of us.

My friend Adrian Hopper and I served together as Military Police in the 414th MP Company out of Joplin, Missouri. Years later, we both ended up calling Texas home.

This image is our way of honoring the spirit of sacrifice, freedom, and brotherhood that helped forge this nation — from the American Revolution, to San Jacinto, to every generation of Americans who answered the call to serve.

Today, we especially remember those from the 414th MP Company who have fallen during and after their service. You are not forgotten.

“Remember the Alamo. Remember Goliad. Remember the fallen.”

Freedom has always carried a price.

05/21/2026

Solutions Delivered: Flex Space Lease Success – 630 N Interurban St, Richardson, TX

Context

Located at 630 N Interurban Street, Richardson, TX, this 2,700 SF tilt-up concrete flex property offered a unique opportunity within Richardson’s established Interurban Industrial Area. The building, constructed in 1961, was designed for light industrial, service, and small warehouse users—an asset class that had seen steady post-pandemic recovery in occupancy demand

Full Property Detail

The owner, operating under not disclosed, was referred to Pegasus Property Group through an agent from Coldwell Banker Realty’s Plano office. The referral agreement included a 25% participation on all leasing activity for a two-year period. The landlord needed a broker who could reposition the property quickly, qualify tenants effectively, and stabilize cash flow.
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Action

Darrin Coles, CCIM, and the Pegasus Property Group team developed a data-driven leasing strategy targeting users within the Richardson and North Dallas flex corridors. The campaign emphasized operational reliability and long-term tenancy, focusing on businesses requiring affordable space with central metro access.

Key actions included:

• Comprehensive market outreach to e-commerce operators, logistics users, and service trades seeking smaller flex footprints.
• Property repositioning recommendations, including minor curb appeal improvements and reclassification under competitive market rent levels.
• Tenant vetting and use verification to ensure zoning compliance and operational fit for the Interurban industrial district.
• Referral fee management and compliance, ensuring the Plano-based Coldwell Banker Realty agent received 25% participation for two years as part of Pegasus’s ongoing collaboration commitment.
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Results

• Full lease ex*****on achieved for ownership within the desired lease-up timeframe.
• Owner’s holding stabilized, securing consistent rental income and reducing vacancy exposure.
• Pegasus Property Group honored referral obligations, paying 25% on all related activity for two years, reinforcing internal Coldwell Banker network partnerships.
• Positive landlord feedback led to follow-on advisory work for future commercial listings in the same submarket.
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Takeaway

This transaction demonstrates Pegasus Property Group’s commitment to collaboration, performance, and partnership within the Coldwell Banker network. By combining rigorous market analysis with relationship-driven brokerage, Darrin Coles, CCIM, delivered a swift, sustainable leasing solution that benefited both the client and the referring agent — a win-win in every respect.
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Agent Information
Darrin Coles, CCIM
Pegasus Property Group
Coldwell Banker Commercial NRT
📞 469.794.6080
📧 [email protected]
🌐 www.pegasuspropertygroup.com

05/21/2026

Week 3 – Hi Line Square — Dallas Design District, TX

Project Overview
Hi Line Square is a landmark “work-play-live” mixed-use development at Oak Lawn Ave and I-35E in the Design District. The plan features a 17-story office tower (~186,000 SF), a 30-story residential tower (~300 units), and about 45,000 SF of retail/showroom/dining plus structured parking and high-amenity outdoor decks. Multiple public outlets describe construction starting in 2026, while the developer’s own release suggests construction could begin in 2027 — so the start window is best treated as 2026–2027 pending final financing and permits.

Economic Impact
Metric Conservative Estimate Ramp-Out Estimate

Total Development Cost not publicly finalized multi-hundred-million

Office Jobs On-Site ~800–1,200 ~1,500+
Residential Units ~300 ~300
Retail / Hospitality Jobs ~150–250 ~300+

Assumptions: job density based on Class-A urban office and lifestyle retail norms; cost not fully published, so not stated as fact.

Scope / Cost / Timeline
• Program: office + high-rise multifamily + retail/showroom.
• Timeline: start window likely 2026–2027; completion targeted around 2029–2030 in public reporting.

Residential / Real-Estate Implications
Hi Line Square accelerates the Design District’s transformation into a true “urban neighborhood,” pulling higher-income renters and office users into the submarket. Impacts include higher retail feasibility, stronger multifamily rent comps, and premium positioning for creative office/flex showrooms across the district.

Key Takeaway for Stakeholders
Whether it breaks ground in late 2026 or 2027, Hi Line Square is a near-term catalyst that pushes the Design District into the next tier of Dallas mixed-use value.

05/14/2026

05/14/2026

Regional Expansion – Safari Business Group, Hutchins, TX

What started as a small business lease opportunity quickly evolved into one of the most significant industrial lease transactions completed by Coldwell Banker Commercial Realty’s Plano office.

After successfully assisting a local client with a smaller automotive lease transaction in Arlington, Pegasus Property Group earned a referral that opened the door to a much larger opportunity. That referral led to Safari Business Group — one of the nation’s leading semi-truck and trailer parking and rental operators — as they prepared to expand operations from California into the Texas market.

Safari Business Group required a large-scale industrial property capable of supporting 24-hour logistics operations, extensive truck and trailer parking, and long-term operational growth throughout the southern United States.

Led by Darrin Coles, CCIM, alongside Donna Fielder, Pegasus Property Group conducted a strategic search throughout the South Dallas industrial corridor, targeting locations with immediate access to I-45, I-20, and the Union Pacific Intermodal network. The team identified a property in Hutchins, TX that aligned with Safari’s operational demands and future scalability goals.

Within approximately 60 days, Pegasus Property Group successfully negotiated and executed a long-term 10-year industrial lease valued at approximately Not Disclosed per month.

Key Accomplishments:
• Facilitated Safari Business Group’s transition into the North Texas logistics market
• Structured a customized long-term lease designed for heavy industrial truck operations
• Completed site selection, negotiations, and lease ex*****on on an accelerated timeline
• Assisted ownership and financial stakeholders in understanding the tenant’s operational scale, growth trajectory, and long-term stability
• Demonstrated the power of relationship-driven business development through referral-based growth

Results:
Client: Safari Business Group, LLC
Location: Hutchins, TX
Transaction Type: Industrial Tenant Representation
Representation: Darrin Coles, CCIM & Donna Fielder – Pegasus Property Group | Coldwell Banker Commercial Realty

Outcome:
• Secured one of the largest-paying lease transactions completed through the Plano office at that time
• Established Safari Business Group’s Texas regional operations hub
• Reinforced Pegasus Property Group’s ability to scale opportunities from local business transactions to major corporate industrial deals

Takeaway:
At Pegasus Property Group, every client relationship matters. Smaller assignments handled with professionalism and urgency often create pathways to transformative opportunities. This transaction stands as a prime example of how trust, ex*****on, and long-term relationship building can lead to major commercial real estate success.

05/14/2026

Week 2 – Children’s Health + UT Southwestern New Dallas Pediatric Campus (Moody Children’s Hospital) — Dallas Medical District, TX

Project Overview
Children’s Health and UT Southwestern are building a new $5B pediatric health campus to replace the existing Children’s Medical Center Dallas. The campus spans 33 acres and roughly 4.5–4.7M SF, including two 12-story hospital towers and an 8-story tower, extensive specialty clinics, research, and over 6,000 parking spaces.

The hospital will be named Moody Children’s Hospital. Construction broke ground October 2024 and continues through the decade, with completion currently targeted around 2031 — meaning 2026 is a major active construction year.

Economic Impact
Metric Conservative Estimate Ramp-Out Estimate
Total Capital Investment ~$5.0B $5.0B+ (program scale fixed)
Construction Jobs (multi-year) ~10,000–12,000 job-years ~15,000+ job-years
Long-Run Permanent Jobs ~6,000–8,000 ~10,000+
Pediatric Capacity Increase major region-leading

Assumptions: construction employment reflects typical $/job-year for hospital megaprojects; permanent employment aligns with large Level I pediatric campus staffing norms.
Scope / Cost / Timeline
• Scale: 33 acres / 4.5–4.7M SF campus. UT Southwestern+2About Children's Health+2
• Cost: ~$5B publicly stated. UT Southwestern+1
• Timeline: groundbreaking Oct 2024; heavy vertical and systems construction through 2026+; completion ~2031.

About Real-Estate Implications
A mega pediatric campus increases demand for medical office clusters, family-stay hospitality, daily-needs retail, and workforce/mid-income housing in adjacent north/central Dallas neighborhoods. It also anchors long-term value in the Medical District and supports continued densification around transit and major arterials.

Key Takeaway for Stakeholders
Even though delivery is later-decade, 2026 is a visible build year for one of DFW’s most consequential healthcare investments. Investors should treat this as a durable employment and land-value anchor.

05/13/2026

The More you Know!