New Development Dollar General
For Sale
Contact for pricing
17719 Primera Rd, Harlingen, TX
New Texas Dollar General store with strong demographics.
Property Size12,480 SF
Lot Size18.35 Acres
Price / SF$141.80
Days on Market828
Property Features for 17719 Primera Rd
General Information
Standard status
Active
Size
12,480 SF
Lot size
18.35 Acres
Property subtype
RETAIL
Listing Agency:
Trinity Real Estate Investment Services - Corporate
(817) 304-8916
Listed By:
Cody Crist · License #697980
(817) 584-2000
Source:
Moodyscre
Added: Jun 3, 2024
Changed: Aug 16
Last Checked: Sep 8 at 8:36AM
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 Trinity Real Estate Investment Services - Corporate
Investment Insights
Based on property information with market context.
This new development features a Dollar General "Market" concept store, utilizing a larger 12,480-square-foot prototype. The absolute NNN lease structure requires zero landlord responsibilities. The property benefits from a location with strong demographics, with over 80,000 residents within a 5-mile radius. It also features strong traffic generators and faces large residential neighborhoods.
Key Highlights
- 7% cap new development Dollar General
- Absolute NNN lease requiring zero landlord responsibilities
- DG “Market” concept – larger 12,480 square foot prototype
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
$127,236
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
7.19%
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%
$2,544,720
$2.5M
Cap Rate 7%
$1,817,657
$1.8M
Cap Rate 9%
$1,413,733
$1.4M
Market Conditions
NOI Build-Up for 12,480 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
$179.7K $14.40/SF
− Vacancy
−$10.1K −$0.81/SF
EGI
$169.6K $13.59/SF
− OpEx
−$42.4K −$3.40/SF
NOI
$127.2K $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%
$2,544,720
Cap Rate 7%
$1,817,657
Cap Rate 9%
$1,413,733
Alternative Uses
Best Use
Specialty Retail
$1.82M
$1.59M – $2.12M
NOI $127,236 @ 7.0% cap · market cap 7.19%
Second Best
Retail
$1.70M
$1.48M – $1.98M
NOI $118,754 @ 7.0% cap · market cap 6.71%
Theoretical Best
Healthcare Medical
$2.15M
$1.88M – $2.51M
NOI $150,419 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
7k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
6,543 visits/mo
0.1 miles
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 - New Texas Dollar General store with strong demographics.
Where is this grocery and convenience store located?
The property is located at 17719 Primera Rd Harlingen, TX.
What is the asking price?
The asking price for this property is $1,769,653.
What are key features of this property?
This property features: 7% cap new development Dollar General; Absolute NNN lease requiring zero landlord responsibilities; DG “Market” concept – larger 12,480 square foot prototype
