NNN Retail
New
For Sale
$1,883,000
351 Brighton Avenue, Rochester, PA 15074
Dollar Tree occupies the property under a long-term lease with multiple extension options.
Property Size14,862 SF
Days on Market2
Property Features for 351 Brighton Avenue
General Information
Standard status
Active
Size
14,862 SF
Property subtype
Retail
Zoning
C-1
Building Details
Building Size
14,862 SF
Year Built
2004
Listing Agency:
SRS Real Estate Partners McLean
Listed By:
Andrew Fallon · License #0225193951
(202) 286-1542
Source:
Srsre
Added: Sep 2
Last Checked: Sep 2 at 2:09PM
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 SRS Real Estate Partners McLean
Investment Insights
Based on property information with market context.
Built in 2004, this C-1-zoned retail property is leased to Dollar Tree Stores, Inc. under a net lease structure. The current term has more than nine years remaining, providing an established lease commitment for the asset.
The agreement includes four five-year extension options. Dollar Tree is identified as a Fortune 200 company operating stores across the United States and Canada, adding a nationally recognized retail tenant to the property.
The agreement includes four five-year extension options. Dollar Tree is identified as a Fortune 200 company operating stores across the United States and Canada, adding a nationally recognized retail tenant to the property.
Key Highlights
- Lease signed by Dollar Tree Stores, Inc.
- 9+ years remaining on the current lease term
- 4 (5‑year) option periods to extend
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
$149,809
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
7.96%
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%
$2,996,180
$3.0M
Cap Rate 7%
$2,140,129
$2.1M
Cap Rate 9%
$1,664,544
$1.7M
Market Conditions
NOI Build-Up for 14,862 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
$222.9K $15.00/SF
− Vacancy
−$8.9K −$0.60/SF
EGI
$214.0K $14.40/SF
− OpEx
−$64.2K −$4.32/SF
NOI
$149.8K $10.08/SF
Area
Beaver County, PA
Vacancy
4.00%
Lease Rate
$15.00 /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%
$2,996,180
Cap Rate 7%
$2,140,129
Cap Rate 9%
$1,664,544
Alternative Uses
Best Use
Retail
$2.14M
$1.87M – $2.50M
NOI $149,809 @ 7.0% cap · market cap 7.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.79M
$3.31M – $4.42M
NOI $264,991 @ 7.0% cap · market cap 14.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
695
Businesses Nearby
51k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 78%
Shops & Services 18%
Dining 4%
Giant Eagle Supermarket
Groceries
39,819 visits/mo
0.1 miles
Dollar General
Shops & Services
7,238 visits/mo
0.1 miles
American Automobile Association (AAA)
Shops & Services
1,488 visits/mo
0.3 miles
Domino's Pizza
Dining
1,270 visits/mo
0.1 miles
Vocelli Pizza
Dining
668 visits/mo
0.2 miles
Demographics for 15074, PA
8,617
Population
4,331
Households
2
Avg Household Size
44
Median Age
17%
College-Educated
93%
High-School Grad
14.9 sq mi
ZIP Area
578
Density / Sq Mi
$52,253
Median Household Income
$39,265
Median Earnings
$748
Median Rent
$131,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Dollar Tree occupies the property under a long-term lease with multiple extension options.
Where is this nnn property located?
The property is located at 351 Brighton Avenue Rochester, PA.
What is the asking price?
The asking price for this property is $1,883,000.
What are key features of this property?
This property features: Lease signed by Dollar Tree Stores, Inc.; 9+ years remaining on the current lease term; 4 (5‑year) option periods to extend
