Dollar General Grocery
For Sale
Contact for pricing
Pending
10 N 11th St, Beaumont, TX 77702
Established grocery and convenience store with GC-MD zoning and an existing commercial building.
Property Size9,014 SF
Days on Market147
Property Features for 10 N 11th St
General Information
Standard status
Pending
Size
9,014 SF
Total Parking Spaces
50
Property subtype
Retail
Zoning
GC-MD
Occupancy
100%
Lease Type
NN
Investment Type
Value Add
Net Operating Income
$115,500
Additional Details
Cap Rate
9%
Building Details
Year Built
2010
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Matthews
Listed By:
Eddie DeSimone · License #10410386411
Source:
Crexi
Added: Apr 6
Changed: Aug 29
Last Checked: Aug 29 at 10:07PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Matthews
Investment Insights
Based on property information with market context.
This Dollar General property is a 9,014-square-foot grocery and convenience store completed in 2010. The building is located at 10 N 11th St in Beaumont, Texas, and carries GC-MD zoning, providing the documented land-use designation for the site.
The offering is identified with a 9.00% cap rate. The property combines an established branded retail use with an existing commercial building in an urban Beaumont location.
The offering is identified with a 9.00% cap rate. The property combines an established branded retail use with an existing commercial building in an urban Beaumont location.
Key Highlights
- Dollar General grocery and convenience store
- 9,014 square feet of building area
- Built in 2010
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$116,314
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
9.06%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,326,280
$2.3M
Cap Rate 7%
$1,661,629
$1.7M
Cap Rate 9%
$1,292,378
$1.3M
Market Conditions
NOI Build-Up for 9,014 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$167.7K $18.60/SF
− Vacancy
−$12.6K −$1.40/SF
EGI
$155.1K $17.21/SF
− OpEx
−$38.8K −$4.30/SF
NOI
$116.3K $12.90/SF
Area
Beaumont, TX
Vacancy
7.50%
Lease Rate
$18.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,326,280
Cap Rate 7%
$1,661,629
Cap Rate 9%
$1,292,378
Alternative Uses
Best Use
Specialty Retail
$1.66M
$1.45M – $1.94M
NOI $116,314 @ 7.0% cap · market cap 9.06%
Second Best
Retail
$1.44M
$1.26M – $1.67M
NOI $100,458 @ 7.0% cap · market cap 7.83%
Theoretical Best
Office A
$2.13M
$1.86M – $2.48M
NOI $149,012 @ 7.0% cap · market cap 11.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,670
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77702, TX
2,682
Population
1,624
Households
1.7
Avg Household Size
38
Median Age
25%
College-Educated
83%
High-School Grad
1.2 sq mi
ZIP Area
2,235
Density / Sq Mi
$67,344
Median Household Income
$43,587
Median Earnings
$1,141
Median Rent
$141,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Established grocery and convenience store with GC-MD zoning and an existing commercial building.
Where is this grocery and convenience store located?
The property is located at 10 N 11th St Beaumont, TX.
What is the asking price?
The asking price for this property is $1,283,333.
What are key features of this property?
This property features: Dollar General grocery and convenience store; 9,014 square feet of building area; Built in 2010
