Dollar General NNN Retail
For Sale
$2,094,000
1401 North Main Street, La Feria, TX 78559
Recently built retail asset supported by a primary NNN lease structure.
Property Size10,566 SF
Price / SF$198.18
Days on Market108
Property Features for 1401 North Main Street
General Information
Standard status
Active
Size
10,566 SF
Property subtype
Retail
Building Details
Building Size
10,566 SF
Year Built
2023
Listing Agency:
(850) 294-0013
Listed By:
James Parsons · License #FL #SL3362539
Source:
Sperrycga
Added: May 14
Changed: Aug 29
Last Checked: Aug 29 at 2:01PM
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 James Parsons
Investment Insights
Based on property information with market context.
This freestanding Dollar General retail property contains 10,566 square feet and was completed in 2023. The store follows the Plus Size Store prototype, providing a modern format for the operating tenant.
The primary lease term is 15 years and uses an NNN structure. Contractual rent increases are scheduled at five-year intervals during the initial term, providing defined escalation points over the lease period. The property is located on North Main Street in La Feria, Texas.
The primary lease term is 15 years and uses an NNN structure. Contractual rent increases are scheduled at five-year intervals during the initial term, providing defined escalation points over the lease period. The property is located on North Main Street in La Feria, Texas.
Key Highlights
- Dollar General location at 1401 North Main Street, La Feria, TX 78559
- 10,566‑square‑foot Plus Size Store prototype
- Constructed in 2023
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
$107,722
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
5.14%
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%
$2,154,440
$2.2M
Cap Rate 7%
$1,538,886
$1.5M
Cap Rate 9%
$1,196,911
$1.2M
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
$152.2K $14.40/SF
− Vacancy
−$8.5K −$0.81/SF
EGI
$143.6K $13.59/SF
− OpEx
−$35.9K −$3.40/SF
NOI
$107.7K $10.20/SF
Area
Cameron County, TX
Vacancy
5.60%
Lease Rate
$14.40 /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%
$2,154,440
Cap Rate 7%
$1,538,886
Cap Rate 9%
$1,196,911
Alternative Uses
Best Use
Specialty Retail
$1.54M
$1.35M – $1.80M
NOI $107,722 @ 7.0% cap · market cap 5.14%
Second Best
Retail
$1.44M
$1.26M – $1.68M
NOI $100,541 @ 7.0% cap · market cap 4.80%
Theoretical Best
Healthcare Medical
$1.82M
$1.59M – $2.12M
NOI $127,350 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
Explore this area
Business Placement
Demographics for 78559, TX
12,533
Population
5,047
Households
2.5
Avg Household Size
37
Median Age
14%
College-Educated
72%
High-School Grad
36.3 sq mi
ZIP Area
345
Density / Sq Mi
$48,117
Median Household Income
$31,927
Median Earnings
$985
Median Rent
$99,900
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?
NNN property - Recently built retail asset supported by a primary NNN lease structure.
Where is this nnn property located?
The property is located at 1401 North Main Street La Feria, TX.
What is the asking price?
The asking price for this property is $2,094,000.
What are key features of this property?
This property features: Dollar General location at 1401 North Main Street, La Feria, TX 78559; 10,566‑square‑foot Plus Size Store prototype; Constructed in 2023
