2020 Grocery NNN
For Sale
Contact for pricing
1005 American Pacific Dr, Henderson, NV 89074
Single-tenant grocery built in 2020 with a 15-year triple net lease featuring periodic 10% increases.
Property Size3,700 SF
Price / SF$825
Days on Market172
Property Features for 1005 American Pacific Dr
General Information
Standard status
Active
Size
3,700 SF
Class
A
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$170,940
Building Details
Year Built
2020
Buildings
1
Units
1
Tenancy
Single
Listing Agency:
Marcus & Millichap - Orange County
Listed By:
Parham Khoshbakhtian · License #01446947
(949) 929-5901
Source:
Crexi
Added: Mar 18
Changed: Aug 16
Last Checked: Sep 3 at 11:02AM
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 Marcus & Millichap - Orange County
Investment Insights
Based on property information with market context.
The subject property is a Green Valley Grocery building constructed in 2020. It is currently operated under a single-tenant triple net lease structure.
Green Valley Grocery originally signed a 15-year triple net lease with 10% increases scheduled every five years. The lease also includes four, five-year options.
As of October 2025, Green Valley Grocery was purchased by Anabi Oil, a privately held California-based fuel distributor and operator of over 500 locations. The property is located at 1005 American Pacific Dr in Henderson, Nevada.
Green Valley Grocery originally signed a 15-year triple net lease with 10% increases scheduled every five years. The lease also includes four, five-year options.
As of October 2025, Green Valley Grocery was purchased by Anabi Oil, a privately held California-based fuel distributor and operator of over 500 locations. The property is located at 1005 American Pacific Dr in Henderson, Nevada.
Key Highlights
- Single‑tenant grocery building built in 2020 in Henderson, Nevada
- 15‑year triple net lease with 10% increases every five years
- Lease includes periodic 10% increases in each of the four, five‑year options
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
$89,495
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
2.93%
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%
$1,789,900
$1.8M
Cap Rate 7%
$1,278,500
$1.3M
Cap Rate 9%
$994,389
$994.4K
Market Conditions
NOI Build-Up for 3,700 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
$126.5K $34.20/SF
− Vacancy
−$7.2K −$1.95/SF
EGI
$119.3K $32.25/SF
− OpEx
−$29.8K −$8.06/SF
NOI
$89.5K $24.19/SF
Area
ZIP 89074
Vacancy
5.70%
Lease Rate
$34.20 /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%
$1,789,900
Cap Rate 7%
$1,278,500
Cap Rate 9%
$994,389
Alternative Uses
Best Use
Specialty Retail
$1.28M
$1.12M – $1.49M
NOI $89,495 @ 7.0% cap · market cap 2.93%
Second Best
Retail
$1.19M
$1.04M – $1.39M
NOI $83,529 @ 7.0% cap · market cap 2.74%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,066
Businesses Nearby
52k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 52%
Dining 40%
Beauty & Spa 5%
Electronics 2%
ARCO
Shops & Services
12,564 visits/mo
0.5 miles
Dunkin' Donuts
Dining
9,716 visits/mo
0.2 miles
Roberto's Taco Shop
Dining
7,227 visits/mo
0.1 miles
AMPM
Shops & Services
6,815 visits/mo
0.5 miles
7-Eleven
Shops & Services
5,028 visits/mo
0.2 miles
Demographics for 89074, NV
52,243
Population
22,310
Households
2.3
Avg Household Size
42
Median Age
37%
College-Educated
94%
High-School Grad
9.1 sq mi
ZIP Area
5,741
Density / Sq Mi
$85,995
Median Household Income
$48,656
Median Earnings
$1,782
Median Rent
$436,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Single-tenant grocery built in 2020 with a 15-year triple net lease featuring periodic 10% increases.
Where is this grocery and convenience store located?
The property is located at 1005 American Pacific Dr Henderson, NV.
What is the asking price?
The asking price for this property is $3,052,500.
What are key features of this property?
This property features: Single‑tenant grocery building built in 2020 in Henderson, Nevada; 15‑year triple net lease with 10% increases every five years; Lease includes periodic 10% increases in each of the four, five‑year options
