Freestanding Grocery
For Sale
$2,579,626
1108 South Moss Ave., Odessa, TX 79763
Newly built retail property subject to a 15-year NNN lease with scheduled 5% increases every five years.
Property Size10,566 SF
Days on Market104
Property Features for 1108 South Moss Ave.
General Information
Standard status
Active
Size
10,566 SF
Property subtype
Retail - Freestanding
Building Details
Building Size
10,566 SF
Year Built
2026
Tenancy
Single
Listing Agency:
Randall Commercial Group
(662) 234-4043
Listed By:
Elizabeth Randall · License #19734
Source:
Commercialcafe
Added: May 19
Changed: Aug 30
Last Checked: Aug 30 at 5:05AM
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 Randall Commercial Group
Investment Insights
Based on property information with market context.
This freestanding DG Market is a newly built grocery and convenience retail property at 1108 South Moss Ave. in Odessa, Texas. Construction is identified for 2026, with delivery scheduled for May 2026. The property is leased on a 15-year NNN structure, with 5% increases every five years during the preliminary term and each option period.
The site is positioned approximately half a mile from the Interstate 20 interchange along South Moss Avenue, a north-south roadway serving West Odessa. Dollar General is identified as the tenant and carries a Standard & Poor’s BBB credit rating. The surrounding area includes residential neighborhoods and industrial and commercial activity, providing the property with a mix of nearby land uses.
The site is positioned approximately half a mile from the Interstate 20 interchange along South Moss Avenue, a north-south roadway serving West Odessa. Dollar General is identified as the tenant and carries a Standard & Poor’s BBB credit rating. The surrounding area includes residential neighborhoods and industrial and commercial activity, providing the property with a mix of nearby land uses.
Key Highlights
- Freestanding DG Market at 1108 South Moss Ave., Odessa, TX 79763
- 15‑year NNN lease with 5% increases every 5 years during the preliminary term and each option
- Delivery scheduled for May 2026
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
$141,500
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
5.49%
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%
$2,830,000
$2.8M
Cap Rate 7%
$2,021,429
$2.0M
Cap Rate 9%
$1,572,222
$1.6M
Market Conditions
NOI Build-Up for 10,566 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
$202.9K $19.20/SF
− Vacancy
−$14.2K −$1.34/SF
EGI
$188.7K $17.86/SF
− OpEx
−$47.2K −$4.46/SF
NOI
$141.5K $13.39/SF
Area
Odessa, TX
Vacancy
7.00%
Lease Rate
$19.20 /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%
$2,830,000
Cap Rate 7%
$2,021,429
Cap Rate 9%
$1,572,222
Alternative Uses
Best Use
Specialty Retail
$2.02M
$1.77M – $2.36M
NOI $141,500 @ 7.0% cap · market cap 5.49%
Second Best
Retail
$1.68M
$1.47M – $1.96M
NOI $117,755 @ 7.0% cap · market cap 4.56%
Theoretical Best
Flex RnD
$15.36M
$13.44M – $17.92M
NOI $1,075,241 @ 7.0% cap · market cap 41.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 79763, TX
39,767
Population
15,063
Households
2.6
Avg Household Size
33
Median Age
9%
College-Educated
70%
High-School Grad
50.4 sq mi
ZIP Area
789
Density / Sq Mi
$57,618
Median Household Income
$45,267
Median Earnings
$1,097
Median Rent
$127,300
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 - Newly built retail property subject to a 15-year NNN lease with scheduled 5% increases every five years.
Where is this grocery and convenience store located?
The property is located at 1108 South Moss Ave. Odessa, TX.
What is the asking price?
The asking price for this property is $2,579,626.
What are key features of this property?
This property features: Freestanding DG Market at 1108 South Moss Ave., Odessa, TX 79763; 15‑year NNN lease with 5% increases every 5 years during the preliminary term and each option; Delivery scheduled for May 2026
