Family Dollar NNN
For Sale
Contact for pricing
403 S Glenwood Blvd, Tyler, TX 75702
Family Dollar operates under an absolute NNN lease at a 2016-built commercial property.
Property Size8,320 SF
Price / SF$181.45
Days on Market152
Property Features for 403 S Glenwood Blvd
General Information
Standard status
Active
Size
8,320 SF
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$116,999
Building Details
Year Built
2016
Buildings
1
Tenancy
Single
Listing Agency:
Sands Investment Group Austin
Listed By:
Cayson Willeford · License #796321
Source:
Crexi
Added: Apr 1
Changed: Aug 30
Last Checked: Aug 30 at 2:44AM
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 Sands Investment Group Austin
Investment Insights
Based on property information with market context.
The property is an 8,320-square-foot Family Dollar location completed in 2016. It is subject to an absolute triple-net lease, with approximately 5+ years remaining and no landlord responsibilities identified in the lease structure.
Contractual rent growth is scheduled at 10% in October 2026, followed by additional 10% increases every five years during the option periods. The asset is located at 403 S Glenwood Boulevard in Tyler, Texas.
Contractual rent growth is scheduled at 10% in October 2026, followed by additional 10% increases every five years during the option periods. The asset is located at 403 S Glenwood Boulevard in Tyler, Texas.
Key Highlights
- 8,320 SF Family Dollar property
- Absolute Triple Net (NNN) lease
- Approximately 5+ years remaining on the lease
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
$96,935
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
6.42%
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%
$1,938,700
$1.9M
Cap Rate 7%
$1,384,786
$1.4M
Cap Rate 9%
$1,077,056
$1.1M
Market Conditions
NOI Build-Up for 8,320 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
$145.8K $17.52/SF
− Vacancy
−$7.3K −$0.88/SF
EGI
$138.5K $16.64/SF
− OpEx
−$41.5K −$4.99/SF
NOI
$96.9K $11.65/SF
Area
Tyler, TX
Vacancy
5.00%
Lease Rate
$17.52 /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%
$1,938,700
Cap Rate 7%
$1,384,786
Cap Rate 9%
$1,077,056
Alternative Uses
Best Use
Retail
$1.38M
$1.21M – $1.62M
NOI $96,935 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.86M
$1.62M – $2.17M
NOI $129,989 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
642
Businesses Nearby
13k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
8,090 visits/mo
0.1 miles
Chevron
Shops & Services
5,145 visits/mo
0.2 miles
Demographics for 75702, TX
26,777
Population
10,273
Households
2.6
Avg Household Size
32
Median Age
8%
College-Educated
72%
High-School Grad
14.1 sq mi
ZIP Area
1,899
Density / Sq Mi
$51,177
Median Household Income
$30,399
Median Earnings
$906
Median Rent
$99,700
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 - Family Dollar operates under an absolute NNN lease at a 2016-built commercial property.
Where is this nnn property located?
The property is located at 403 S Glenwood Blvd Tyler, TX.
What is the asking price?
The asking price for this property is $1,509,665.
What are key features of this property?
This property features: 8,320 SF Family Dollar property; Absolute Triple Net (NNN) lease; Approximately 5+ years remaining on the lease
