New Circle K Truck
For Sale
Contact for pricing
2705 N Cage Blvd, Pharr, TX
New construction Circle K truck stop for sale.
Property Size5,200 SF
Lot Size6.29 Acres
Price / SF$519.23
Days on Market489
Property Features for 2705 N Cage Blvd
General Information
Standard status
Active
Size
5,200 SF
Lot size
6.29 Acres
Property subtype
RETAIL
Listing Agency:
Secure Net Lease - Dallas
(214) 522-7200
Listed By:
Kyle Varni · License #707940
(469) 694-4189
Source:
Moodyscre
Added: May 7, 2025
Changed: Aug 22
Last Checked: Sep 6 at 3:19PM
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 Secure Net Lease - Dallas
Investment Insights
Based on property information with market context.
This property features a newly constructed Circle K truck stop, completed in 2024. The building spans over 5,200 square feet and is situated on a 2.36-acre site. The property is subject to a 15-year absolute NNN lease, which includes 8% rental increases every 5 years throughout the primary term and any option periods. The location is a premier highway corner on a major thoroughfare, specifically along I-69C, a primary north-south route with a traffic volume exceeding 91,265 vehicles per day. The property includes a large format prototype convenience store with additional high-speed diesel pumps, situated on an oversized parcel.
Key Highlights
- 15‑Year Absolute NNN Lease with 8% Rental Increases Every 5 Years
- Rare New Construction Circle K Truck Stop Ground Lease
- Premier Highway Corner Location on Major Thoroughfare – Along I‑69C (91,265+ VPD)
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
$75,466
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
2.80%
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%
$1,509,320
$1.5M
Cap Rate 7%
$1,078,086
$1.1M
Cap Rate 9%
$838,511
$838.5K
Market Conditions
NOI Build-Up for 5,200 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
$106.7K $20.52/SF
− Vacancy
−$6.1K −$1.17/SF
EGI
$100.6K $19.35/SF
− OpEx
−$25.2K −$4.84/SF
NOI
$75.5K $14.51/SF
Area
Hidalgo County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$1,509,320
Cap Rate 7%
$1,078,086
Cap Rate 9%
$838,511
Alternative Uses
Best Use
Specialty Retail
$1.08M
$943.3K – $1.26M
NOI $75,466 @ 7.0% cap · market cap 2.80%
Second Best
Retail
$1.00M
$877.6K – $1.17M
NOI $70,211 @ 7.0% cap · market cap 2.60%
Theoretical Best
Hotel Hospitality
$3.92M
$3.43M – $4.57M
NOI $274,170 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
481
Businesses Nearby
10k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 57%
Dining 43%
Lone Star National Bank
Shops & Services
5,709 visits/mo
0.4 miles
Tropical Smoothie Cafe
Dining
4,254 visits/mo
0.3 miles
Market
Vacancy Rate% for Retail in South 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?
Truck stop - New construction Circle K truck stop for sale.
Where is this truck stop located?
The property is located at 2705 N Cage Blvd Pharr, TX.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: 15‑Year Absolute NNN Lease with 8% Rental Increases Every 5 Years; Rare New Construction Circle K Truck Stop Ground Lease; Premier Highway Corner Location on Major Thoroughfare – Along I‑69C (91,265+ VPD)
