Dollar Tree NNN
For Sale
Contact for pricing
5835 Ruben M Torres Blvd, Brownsville, TX 78526
NNN-leased retail asset with a lease extended through March 31, 2037 and recent roof improvements.
Property Size10,000 SF
Price / SF$164.30
Days on Market77
Property Features for 5835 Ruben M Torres Blvd
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$115,000
Building Details
Year Built
2006
Tenancy
Single
Listing Agency:
Marcus & Millichap - Dallas
(972) 755-5205
Listed By:
Vincent Knipp · License #TX 0579633
Source:
Crexi
Added: Jun 16
Changed: Aug 30
Last Checked: Aug 30 at 3:00AM
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 Marcus & Millichap - Dallas
Investment Insights
Based on property information with market context.
This 10,000-square-foot retail property was built in 2006 and is leased to Dollar Tree under a triple-net structure. The tenant has operated at the site since 2006, and the lease was extended through March 31, 2037. Recent roof improvements are also noted.
The property is located at 5835 Ruben M. Torres Blvd in Brownsville, Texas, along an established retail corridor supported by national retailers and dense surrounding residential neighborhoods. The five-mile trade area includes 143,231 residents, while reported foot traffic ranks in the 88th percentile nationwide and among Dollar Tree locations across Texas.
The property is located at 5835 Ruben M. Torres Blvd in Brownsville, Texas, along an established retail corridor supported by national retailers and dense surrounding residential neighborhoods. The five-mile trade area includes 143,231 residents, while reported foot traffic ranks in the 88th percentile nationwide and among Dollar Tree locations across Texas.
Key Highlights
- 10,000‑square‑foot retail property built in 2006
- Triple‑net lease extended through March 31, 2037
- Dollar Tree has operated at the site since 2006
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
$101,952
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
6.21%
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%
$2,039,040
$2.0M
Cap Rate 7%
$1,456,457
$1.5M
Cap Rate 9%
$1,132,800
$1.1M
Market Conditions
NOI Build-Up for 10,000 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
$144.0K $14.40/SF
− Vacancy
−$8.1K −$0.81/SF
EGI
$135.9K $13.59/SF
− OpEx
−$34.0K −$3.40/SF
NOI
$102.0K $10.20/SF
Area
Brownsville, TX
Vacancy
5.60%
Lease Rate
$14.40 /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%
$2,039,040
Cap Rate 7%
$1,456,457
Cap Rate 9%
$1,132,800
Alternative Uses
Best Use
Specialty Retail
$1.46M
$1.27M – $1.70M
NOI $101,952 @ 7.0% cap · market cap 6.21%
Second Best
Retail
$1.36M
$1.19M – $1.59M
NOI $95,155 @ 7.0% cap · market cap 5.79%
Theoretical Best
Healthcare Medical
$1.72M
$1.51M – $2.01M
NOI $120,528 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
673
Businesses Nearby
137k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 43%
Home Improvements & Furnishings 24%
Shops & Services 19%
Electronics 8%
Lowe's
Home Improvements & Furnishings
32,156 visits/mo
0.2 miles
Cheddar's Scratch Kitchen
Dining
25,139 visits/mo
0.5 miles
Taco Bell
Dining
21,557 visits/mo
0.4 miles
Valero Energy
Shops & Services
14,085 visits/mo
0.4 miles
Freddy's Frozen Custard & Steakburgers
Dining
12,154 visits/mo
0.4 miles
Demographics for 78526, TX
55,164
Population
18,222
Households
3
Avg Household Size
32
Median Age
29%
College-Educated
79%
High-School Grad
47.4 sq mi
ZIP Area
1,164
Density / Sq Mi
$68,143
Median Household Income
$36,451
Median Earnings
$1,080
Median Rent
$158,300
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 - NNN-leased retail asset with a lease extended through March 31, 2037 and recent roof improvements.
Where is this nnn property located?
The property is located at 5835 Ruben M Torres Blvd Brownsville, TX.
What is the asking price?
The asking price for this property is $1,643,000.
What are key features of this property?
This property features: 10,000‑square‑foot retail property built in 2006; Triple‑net lease extended through March 31, 2037; Dollar Tree has operated at the site since 2006
