Single-Tenant Dollar General
For Sale
Contact for pricing
1406 W Monte Cristo Rd, Edinburg, TX 78541
Single-tenant NNN property leased to Dollar General with over five years remaining and a lease extended to 2031.
Property Size9,014 SF
Price / SF$123.63
Days on Market188
Property Features for 1406 W Monte Cristo Rd
General Information
Standard status
Active
Size
9,014 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$83,580
Additional Details
Cap Rate
7.25%
Building Details
Year Built
2005
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
SRS Real Estate Partners South Florida
Listed By:
Jaime Salazar · License #SL3452271
(954) 703-3602
Source:
Crexi
Added: Mar 2
Changed: Aug 27
Last Checked: Sep 3 at 9:55AM
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 SRS Real Estate Partners South Florida
Investment Insights
Based on property information with market context.
This single-tenant NNN property is leased to Dollar General and includes a lease recently extended to 2031. The offering is described as having over five years remaining on the lease and includes three 5-year renewal options with 10% rental increases. According to the provided remarks, the corporate-guaranteed lease contributes to stable long-term income, with Dollar General covering maintenance costs except for roof, structure, and HVAC.
The property is located at 1406 W Monte Cristo Rd, Edinburg, Texas 78541.
The investment highlights provided include a stated net operating income of $83,580 and a stated 7.25% cap rate, as well as Placer.AI data ranking. The remarks also cite a demographic profile within a 5-mile radius, including over 117,000 residents and 31,000 employees.
The property is located at 1406 W Monte Cristo Rd, Edinburg, Texas 78541.
The investment highlights provided include a stated net operating income of $83,580 and a stated 7.25% cap rate, as well as Placer.AI data ranking. The remarks also cite a demographic profile within a 5-mile radius, including over 117,000 residents and 31,000 employees.
Key Highlights
- Single‑tenant NNN property in Edinburg, Texas leased to Dollar General (year built 2005).
- Lease extended to 2031 with over 5 years remaining.
- Corporate‑guaranteed lease includes three 5‑year renewal options with 10% rental increases.
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
$100,458
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
9.01%
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%
$2,009,160
$2.0M
Cap Rate 7%
$1,435,114
$1.4M
Cap Rate 9%
$1,116,200
$1.1M
Market Conditions
NOI Build-Up for 9,014 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
$156.8K $17.40/SF
− Vacancy
−$13.3K −$1.48/SF
EGI
$143.5K $15.92/SF
− OpEx
−$43.1K −$4.78/SF
NOI
$100.5K $11.14/SF
Area
Edinburg, TX
Vacancy
8.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$2,009,160
Cap Rate 7%
$1,435,114
Cap Rate 9%
$1,116,200
Alternative Uses
Best Use
Specialty Retail
$1.66M
$1.45M – $1.94M
NOI $116,314 @ 7.0% cap · market cap 10.44%
Second Best
Retail
$1.44M
$1.26M – $1.67M
NOI $100,458 @ 7.0% cap · market cap 9.01%
Theoretical Best
Office A
$2.34M
$2.05M – $2.73M
NOI $163,723 @ 7.0% cap · market cap 14.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Explore this area
Business Placement
Demographics for 78541, TX
48,513
Population
17,669
Households
2.7
Avg Household Size
28
Median Age
25%
College-Educated
77%
High-School Grad
290.2 sq mi
ZIP Area
167
Density / Sq Mi
$50,567
Median Household Income
$30,752
Median Earnings
$945
Median Rent
$142,600
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 - Single-tenant NNN property leased to Dollar General with over five years remaining and a lease extended to 2031.
Where is this nnn property located?
The property is located at 1406 W Monte Cristo Rd Edinburg, TX.
What is the asking price?
The asking price for this property is $1,114,400.
What are key features of this property?
This property features: Single‑tenant NNN property in Edinburg, Texas leased to Dollar General (year built 2005).; Lease extended to 2031 with over 5 years remaining.; Corporate‑guaranteed lease includes three 5‑year renewal options with 10% rental increases.
