Dollar General Absolute NNN
For Sale
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2548 South Main Street, Vidor, TX 77662
New construction occupied under a long-term absolute NNN lease with scheduled rent escalations.
Property Size9,100 SF
Price / SF$246.26
Days on Market137
Property Features for 2548 South Main Street
General Information
Standard status
Active
Size
9,100 SF
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$139,000
Building Details
Year Built
2026
Stories
3
Tenancy
Single
Listing Agency:
NNN Retail Advisors
Listed By:
Gavin M Kam · License #TX 596860
Source:
Crexi
Added: Apr 16
Changed: Aug 29
Last Checked: Aug 29 at 2:21PM
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 NNN Retail Advisors
Investment Insights
Based on property information with market context.
Located at 2548 South Main Street in Vidor, Texas, this 9,100-square-foot Dollar General property was built in 2026. The store is planned to open in July 2026 and is subject to a 15-year absolute NNN lease, placing the property within a defined single-tenant retail structure.
The lease provides 5% rent increases every five years throughout the option periods. Vidor is part of the Beaumont-Port Arthur metropolitan service area and is positioned approximately 70 miles northeast of Houston. The surrounding regional economy includes petrochemical, refining, logistics, and port-related industries, with major employers in nearby Beaumont and Port Arthur.
The lease provides 5% rent increases every five years throughout the option periods. Vidor is part of the Beaumont-Port Arthur metropolitan service area and is positioned approximately 70 miles northeast of Houston. The surrounding regional economy includes petrochemical, refining, logistics, and port-related industries, with major employers in nearby Beaumont and Port Arthur.
Key Highlights
- 9,100‑square‑foot Dollar General property at 2548 South Main Street, Vidor, TX 77662
- 2026 construction with planned store opening in July 2026
- 15‑year absolute NNN lease
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
$101,417
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
4.53%
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%
$2,028,340
$2.0M
Cap Rate 7%
$1,448,814
$1.4M
Cap Rate 9%
$1,126,856
$1.1M
Market Conditions
NOI Build-Up for 9,100 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
$158.3K $17.40/SF
− Vacancy
−$13.5K −$1.48/SF
EGI
$144.9K $15.92/SF
− OpEx
−$43.5K −$4.78/SF
NOI
$101.4K $11.14/SF
Area
Orange County, 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%
$2,028,340
Cap Rate 7%
$1,448,814
Cap Rate 9%
$1,126,856
Alternative Uses
Best Use
Retail
$1.45M
$1.27M – $1.69M
NOI $101,417 @ 7.0% cap · market cap 4.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.15M
$1.88M – $2.51M
NOI $150,434 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Explore this area
Business Placement
Demographics for 77662, TX
25,462
Population
11,820
Households
2.2
Avg Household Size
41
Median Age
13%
College-Educated
90%
High-School Grad
139.8 sq mi
ZIP Area
182
Density / Sq Mi
$71,755
Median Household Income
$43,388
Median Earnings
$868
Median Rent
$124,800
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 - New construction occupied under a long-term absolute NNN lease with scheduled rent escalations.
Where is this nnn property located?
The property is located at 2548 South Main Street Vidor, TX.
What is the asking price?
The asking price for this property is $2,241,000.
What are key features of this property?
This property features: 9,100‑square‑foot Dollar General property at 2548 South Main Street, Vidor, TX 77662; 2026 construction with planned store opening in July 2026; 15‑year absolute NNN lease
