New Family Dollar Investment
For Sale
Contact for pricing
12156 US-271, Tyler, TX 75708
Recently built Family Dollar in Owentown, TX with long-term lease.
Property Size10,500 SF
Price / SF$151.24
Days on Market349
Property Features for 12156 US-271
General Information
Standard status
Active
Size
10,500 SF
Class
A
Property subtype
Retail
Building Details
Year Built
2023
Listing Agency:
Colliers - Dallas, Texas
(972) 759-7814
Listed By:
Zachary Ficke · License #TX 688207
Source:
Crexi
Added: Sep 10, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:30AM
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 Colliers - Dallas, Texas
Investment Insights
Based on property information with market context.
This single-tenant net lease Family Dollar property is located in Owentown, Texas, part of the Tyler MSA. The freestanding building, constructed in 2023, has a size of approximately 10,500 square feet and was built as a combo store. Family Dollar has signed a new 10-year corporately guaranteed lease with six 5-year options to extend. The lease includes scheduled rental increases in each of the option periods. Located near the intersection of US Highway 271 and State Highway 155, the property is less than 12 minutes from downtown Tyler. The location benefits from exposure to over 20,000 vehicles per day and proximity to the UT Health North Campus Tyler, a 174-bed general hospital and the region’s first academic medical center. Tyler is one of the largest and fastest-growing areas in East Texas, serving as a regional hub for education, healthcare, logistics, and tourism, with a population of over 249,000.
Key Highlights
- New 10,500 SF freestanding building constructed in 2023.
- New 10‑year corporately guaranteed lease with Family Dollar.
- Located near the intersection of US Highway 271 and State Highway 155 with over 20,000 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
$131,072
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
8.25%
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%
$2,621,440
$2.6M
Cap Rate 7%
$1,872,457
$1.9M
Cap Rate 9%
$1,456,356
$1.5M
Market Conditions
NOI Build-Up for 10,500 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
$184.0K $17.52/SF
− Vacancy
−$9.2K −$0.88/SF
EGI
$174.8K $16.64/SF
− OpEx
−$43.7K −$4.16/SF
NOI
$131.1K $12.48/SF
Area
Tyler, TX
Vacancy
5.00%
Lease Rate
$17.52 /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%
$2,621,440
Cap Rate 7%
$1,872,457
Cap Rate 9%
$1,456,356
Alternative Uses
Best Use
Specialty Retail
$1.87M
$1.64M – $2.18M
NOI $131,072 @ 7.0% cap · market cap 8.25%
Second Best
Retail
$1.75M
$1.53M – $2.04M
NOI $122,333 @ 7.0% cap · market cap 7.70%
Theoretical Best
Office A
$2.34M
$2.05M – $2.73M
NOI $164,049 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
295
Businesses Nearby
16k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
10,468 visits/mo
0.1 miles
Dollar Tree
Shops & Services
5,747 visits/mo
0.1 miles
Demographics for 75708, TX
8,294
Population
3,585
Households
2.3
Avg Household Size
33
Median Age
8%
College-Educated
65%
High-School Grad
56.5 sq mi
ZIP Area
147
Density / Sq Mi
$81,500
Median Household Income
$37,087
Median Earnings
$865
Median Rent
$131,100
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 - Recently built Family Dollar in Owentown, TX with long-term lease.
Where is this grocery and convenience store located?
The property is located at 12156 US-271 Tyler, TX.
What is the asking price?
The asking price for this property is $1,588,000.
What are key features of this property?
This property features: New 10,500 SF freestanding building constructed in 2023.; New 10‑year corporately guaranteed lease with Family Dollar.; Located near the intersection of US Highway 271 and State Highway 155 with over 20,000 VPD.
