New Dollar General Market
For Sale
Contact for pricing
303 W Water St, Victoria, TX
New Dollar General Market store with a 15-year absolute NNN lease.
Property Size10,640 SF
Lot Size1.81 Acres
Price / SF$229.89
Days on Market500
Property Features for 303 W Water St
General Information
Standard status
Active
Size
10,640 SF
Lot size
1.81 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: May 6, 2025
Changed: Sep 11
Last Checked: Sep 16 at 6:42PM
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 property is a Dollar General Market store scheduled for development in 2025. It features a 15-year absolute NNN lease, requiring no landlord responsibilities. The location benefits from a strong population of over 62,000 residents within a 5-mile radius. Situated along SW Moody St, the property benefits from high visibility, with traffic counts exceeding 17,400 vehicles per day. Its location is near several national credit tenants, schools, and apartments, which should generate additional customer traffic. The lease is backed by a corporate guaranty from Dollar General Corporation, which holds an S&P credit rating of BBB and operates more than 20,000 locations. The property size is 10,640 square feet.
Key Highlights
- 15‑year absolute NNN lease requiring no landlord responsibilities.
- Strong corporate guaranty by Dollar General Corporation (S&P: BBB).
- Strong population of 62,000+ in 5‑mile radius.
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
$189,222
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
7.74%
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%
$3,784,440
$3.8M
Cap Rate 7%
$2,703,171
$2.7M
Cap Rate 9%
$2,102,467
$2.1M
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
$265.6K $24.96/SF
− Vacancy
−$13.3K −$1.25/SF
EGI
$252.3K $23.71/SF
− OpEx
−$63.1K −$5.93/SF
NOI
$189.2K $17.78/SF
Area
Victoria County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$3,784,440
Cap Rate 7%
$2,703,171
Cap Rate 9%
$2,102,467
Alternative Uses
Best Use
Specialty Retail
$2.70M
$2.37M – $3.15M
NOI $189,222 @ 7.0% cap · market cap 7.74%
Second Best
Retail
$2.20M
$1.92M – $2.56M
NOI $153,745 @ 7.0% cap · market cap 6.29%
Theoretical Best
Multifamily LT 5
$116.89M
$102.28M – $136.37M
NOI $8,182,407 @ 7.0% cap · market cap 334.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
530
Businesses Nearby
6k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
5,980 visits/mo
0.4 miles
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - New Dollar General Market store with a 15-year absolute NNN lease.
Where is this grocery and convenience store located?
The property is located at 303 W Water St Victoria, TX.
What is the asking price?
The asking price for this property is $2,446,010.
What are key features of this property?
This property features: 15‑year absolute NNN lease requiring no landlord responsibilities.; Strong corporate guaranty by Dollar General Corporation (S&P: BBB).; Strong population of 62,000+ in 5‑mile radius.
