Tractor Supply NNN
For Sale
Contact for pricing
1535 S Beckley Road, Glenn Heights, TX 75154
Corporate-backed retail investment with a long initial lease term, extension options, and limited landlord responsibilities.
Property Size23,571 SF
Price / SF$345.76
Days on Market109
Property Features for 1535 S Beckley Road
General Information
Standard status
Active
Size
23,571 SF
Total Parking Spaces
97
Property subtype
Retail
Zoning
C-Commercial
Lease Type
NN
Investment Type
Net Lease
Building Details
Year Built
2025
Tenancy
Single
Listing Agency:
SRS Real Estate Partners Newport Beach
(714) 928-8016
Listed By:
Calvin Short · License #01927216
Source:
Crexi
Added: May 14
Changed: Aug 29
Last Checked: May 26 at 9:20AM
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 Newport Beach
Investment Insights
Based on property information with market context.
This 23,571-square-foot retail property was built in 2025 and is occupied by Tractor Supply Company under a NN lease. The corporate tenant has executed a 15-year initial term with four 5-year renewal options, providing a defined long-term occupancy structure.
Lease economics include 5% rent increases every 5 years during the initial term and at the start of each renewal option. The NN structure limits landlord responsibilities and supports a lower-management ownership profile. The property is located at 1535 S. Beckley Rd in Glenn Heights, Texas, within a Commercial-zoned setting.
Lease economics include 5% rent increases every 5 years during the initial term and at the start of each renewal option. The NN structure limits landlord responsibilities and supports a lower-management ownership profile. The property is located at 1535 S. Beckley Rd in Glenn Heights, Texas, within a Commercial-zoned setting.
Key Highlights
- 23,571‑square‑foot retail property completed in 2025
- Occupied by Tractor Supply Company under a corporate lease
- 15‑year initial lease term with 4 five‑year extension options
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
$391,241
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
4.80%
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%
$7,824,820
$7.8M
Cap Rate 7%
$5,589,157
$5.6M
Cap Rate 9%
$4,347,122
$4.3M
Market Conditions
NOI Build-Up for 23,571 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
$588.3K $24.96/SF
− Vacancy
−$29.4K −$1.25/SF
EGI
$558.9K $23.71/SF
− OpEx
−$167.7K −$7.11/SF
NOI
$391.2K $16.60/SF
Area
Ellis County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$7,824,820
Cap Rate 7%
$5,589,157
Cap Rate 9%
$4,347,122
Alternative Uses
Best Use
Retail
$5.59M
$4.89M – $6.52M
NOI $391,241 @ 7.0% cap · market cap 4.80%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$257.20M
$225.05M – $300.06M
NOI $18,003,892 @ 7.0% cap · market cap 220.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
52k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Shops & Services 43%
Shell
Shops & Services
22,120 visits/mo
0.1 miles
Jack in the Box
Dining
16,132 visits/mo
0.1 miles
SONIC Drive In
Dining
13,432 visits/mo
0.1 miles
Demographics for 75154, TX
45,894
Population
17,170
Households
2.7
Avg Household Size
36
Median Age
31%
College-Educated
88%
High-School Grad
47.8 sq mi
ZIP Area
960
Density / Sq Mi
$96,150
Median Household Income
$48,112
Median Earnings
$1,446
Median Rent
$296,000
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 - Corporate-backed retail investment with a long initial lease term, extension options, and limited landlord responsibilities.
Where is this nnn property located?
The property is located at 1535 S Beckley Road Glenn Heights, TX.
What is the asking price?
The asking price for this property is $8,150,000.
What are key features of this property?
This property features: 23,571‑square‑foot retail property completed in 2025; Occupied by Tractor Supply Company under a corporate lease; 15‑year initial lease term with 4 five‑year extension options
