Listing Agency: Matthews Real Estate Investment Services | Dallas Show Phone

Listed By: Josh Bishop · License #688810(TX) Show Phone

Source: Moodyscre

Added: Aug 18, 2025 Changed: Oct 25 Last Checked: Oct 28 at 7:46AM

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Investment Insights

Based on property information with market context.

This property features a new build-to-suit construction for Dollar General, completed in February 2024. It is a larger Dollar General PLUS prototype, encompassing a 10,640 square feet building. The property is under a 15-year absolute NNN lease, commencing in February 2024, ensuring zero landlord management responsibilities. Rental increases are set at 5% every five years for the life of the lease. The property is located in Dallas, within the Scranton – Wilkes-Barre MSA, which has a population of 574,009 residents. The average household income in the area is $117,573. The property serves a broad trade area with a population of over 173,682 residents within a ±10-mile radius.

Key Highlights

• 15‑year absolute NNN lease, commenced February 2024
• Brand new 2024 build‑to‑suit construction for Dollar General
• Larger Dollar General PLUS prototype with 10,640 SF building**

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$114,673

Cap Rate

5.73%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$2,293,460 $2.3M

Cap Rate 7%

$1,638,186 $1.6M

Cap Rate 9%

$1,274,144 $1.3M

Is this asking price fair?

Market Conditions

NOI Build-Up for 10,640 SF

Gross rent

$159.6K $15.00/SF

− Vacancy

−$6.7K −$0.63/SF

EGI

$152.9K $14.37/SF

− OpEx

−$38.2K −$3.59/SF

NOI

$114.7K $10.78/SF

Area

Luzerne County, PA

Vacancy

4.20%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$2,293,460

Cap Rate 7%

$1,638,186

Cap Rate 9%

$1,274,144

Alternative Uses

Best Use

Specialty Retail

$1.64M

$1.43M – $1.91M (±1% cap)

NOI $114,673 @ 7.0% cap · market cap 5.73%

Second Best

Retail

$1.26M

$1.11M – $1.47M (±1% cap)

NOI $88,482 @ 7.0% cap · market cap 4.42%

Theoretical Best

Office A

$3.37M

$2.95M – $3.93M (±1% cap)

NOI $235,953 @ 7.0% cap · market cap 11.78%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Grocery and convenience stores

Location Intelligence

Trade Area within ½ mile

512

Businesses Nearby

98k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Groceries 39% Dining 30% Shops & Services 30%

Weis Markets Groceries

38,887 visits/mo 0.3 miles

Wendy's Dining

17,188 visits/mo 0.1 miles

Dollar General Shops & Services

12,046 visits/mo 0.4 miles

Dunkin' Donuts Dining

9,886 visits/mo 0.5 miles

PNC Bank Shops & Services

6,419 visits/mo 0.4 miles

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 - New construction Dollar General with long-term absolute NNN lease.

Where is this grocery and convenience store located?

The property is located at 3271 PA-118 Dallas, PA.

What is the asking price?

The asking price for this property is $2,002,395.

What are key features of this property?

This property features: 15‑year absolute NNN lease, commenced February 2024; Brand new 2024 build‑to‑suit construction for Dollar General; Larger Dollar General PLUS prototype with 10,640 SF building**