Building Details

Year Built 2026

Units 1

Tenancy Single

Listing Agency: Marcus & Millichap - Indianapolis n***@marcusmillichap.com Show Phone

Listed By: Nathan Whalen · License #IN AB21402364

Source: Crexi

Added: Apr 29 Changed: Aug 31 Last Checked: Sep 1 at 5:32AM

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Investment Insights

Based on property information with market context.

This Dollar General property is a newly constructed grocery and convenience store completed in 2026. The building contains 10,640 square feet and is located at 29253 State Hwy 27 in Guys Mills, Pennsylvania 16327. The asset’s primary classification is grocery and convenience retail, with the Dollar General brand established at the property.

Key Highlights

• Dollar General‑branded grocery and convenience store
• 10,640 square feet of building area
• 2026 construction

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

$165,892

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

8.32%

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%

$3,317,840 $3.3M

Cap Rate 7%

$2,369,886 $2.4M

Cap Rate 9%

$1,843,244 $1.8M

Market Conditions

NOI Build-Up for 10,640 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

$246.4K $23.16/SF

− Vacancy

−$25.2K −$2.37/SF

EGI

$221.2K $20.79/SF

− OpEx

−$55.3K −$5.20/SF

NOI

$165.9K $15.59/SF

Area

Crawford County, PA

Vacancy

10.24%

Lease Rate

$23.16 /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%

$3,317,840

Cap Rate 7%

$2,369,886

Cap Rate 9%

$1,843,244

Alternative Uses

Best Use

Specialty Retail

$2.37M

$2.07M – $2.76M (±1% cap)

NOI $165,892 @ 7.0% cap · market cap 8.32%

Second Best

Retail

$1.53M

$1.34M – $1.78M (±1% cap)

NOI $107,028 @ 7.0% cap · market cap 5.36%

Theoretical Best

Office A

$2.64M

$2.31M – $3.08M (±1% cap)

NOI $184,778 @ 7.0% cap · market cap 9.26%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

Suggested Use

Top Pick Building Supply Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

10

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 16327, PA

2,557

Population

1,156

Households

2.2

Avg Household Size

43

Median Age

24%

College-Educated

92%

High-School Grad

60.0 sq mi

ZIP Area

43

Density / Sq Mi

$70,893

Median Household Income

$46,058

Median Earnings

$730

Median Rent

$151,700

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

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Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Newly constructed convenience retail facility serving everyday grocery and store needs.

Where is this grocery and convenience store located?

The property is located at 29253 STATE HWY 27 Guys Mills, PA.

What is the asking price?

The asking price for this property is $1,995,000.

What are key features of this property?

This property features: Dollar General‑branded grocery and convenience store; 10,640 square feet of building area; 2026 construction