Freestanding NNN Property with
For Sale
$5,768,400
3883 Cross Anchor Rd, Enoree, SC 29335
Truck stop with branded fuel, convenience retail, and restaurant operations under an absolute NNN lease.
Property Size10,954 SF
Days on Market195
Property Features for 3883 Cross Anchor Rd
General Information
Standard status
Active
Size
10,954 SF
Class
C
Property subtype
Free Standing Building
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
10,954 SF
Year Built
2000
Listing Agency:
Prime Net Lease
(714) 849-5997
Listed By:
Filip Hernas · License #02035814
(714) 849-5997
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 8:24PM
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 Prime Net Lease
Investment Insights
Based on property information with market context.
Built in 2000, this freestanding NNN property combines a Shell gas station, Hot Spot convenience store, and Hardee's restaurant. The fee simple asset is subject to an absolute NNN lease with more than 7 years remaining on the initial 20-year term. The tenant is responsible for taxes, insurance, maintenance, roof, structure, and parking lot obligations.
The lease provides 8.5% rental increases every 5 years during the base term, followed by Four successive 5-year extension options. The property is located at 3883 Cross Anchor Rd in Enoree, South Carolina, near I-26. The surrounding roadway segment from SC 146 (Cross Anchor Rd) to SC 92 (Highway 92) reports over 27,000 Vehicles Per Day. Additional nearby activity includes a Dollar General store built in 2022 and Woodruff High School, approximately 5 miles away with over 800 students.
The lease provides 8.5% rental increases every 5 years during the base term, followed by Four successive 5-year extension options. The property is located at 3883 Cross Anchor Rd in Enoree, South Carolina, near I-26. The surrounding roadway segment from SC 146 (Cross Anchor Rd) to SC 92 (Highway 92) reports over 27,000 Vehicles Per Day. Additional nearby activity includes a Dollar General store built in 2022 and Woodruff High School, approximately 5 miles away with over 800 students.
Key Highlights
- Absolute NNN lease with more than 7 years remaining on the initial 20‑year term
- Shell gas station, Hot Spot convenience store, and Hardee's restaurant on one freestanding property
- 8.5% rental increases every 5 years during the base term
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
$490,221
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
8.50%
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%
$9,804,420
$9.8M
Cap Rate 7%
$7,003,157
$7.0M
Cap Rate 9%
$5,446,900
$5.4M
Market Conditions
NOI Build-Up for 10,954 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
$775.5K $70.80/SF
− Vacancy
−$75.2K −$6.87/SF
EGI
$700.3K $63.93/SF
− OpEx
−$210.1K −$19.18/SF
NOI
$490.2K $44.75/SF
Area
Spartanburg County, SC
Vacancy
9.70%
Lease Rate
$70.80 /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%
$9,804,420
Cap Rate 7%
$7,003,157
Cap Rate 9%
$5,446,900
Alternative Uses
Best Use
Industrial
$7.00M
$6.13M – $8.17M
NOI $490,221 @ 7.0% cap · market cap 8.50%
Second Best
Specialty Retail
$3.08M
$2.70M – $3.59M
NOI $215,659 @ 7.0% cap · market cap 3.74%
Theoretical Best
Warehouse
$8.50M
$7.44M – $9.92M
NOI $595,268 @ 7.0% cap · market cap 10.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
24k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
19,882 visits/mo
0.2 miles
Dollar General
Shops & Services
3,686 visits/mo
0.2 miles
Demographics for 29335, SC
5,316
Population
2,282
Households
2.3
Avg Household Size
44
Median Age
9%
College-Educated
80%
High-School Grad
95.6 sq mi
ZIP Area
56
Density / Sq Mi
$53,352
Median Household Income
$39,306
Median Earnings
$446
Median Rent
$121,000
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 - Truck stop with branded fuel, convenience retail, and restaurant operations under an absolute NNN lease.
Where is this nnn property located?
The property is located at 3883 Cross Anchor Rd Enoree, SC.
What is the asking price?
The asking price for this property is $5,768,400.
What are key features of this property?
This property features: Absolute NNN lease with more than 7 years remaining on the initial 20‑year term; Shell gas station, Hot Spot convenience store, and Hardee's restaurant on one freestanding property; 8.5% rental increases every 5 years during the base term
