Building Details

Building Size 10,566 SF

Year Built 2025

Buildings 1

Tenancy Single

Listing Agency: Trinity Real Estate Investment Services Show Phone

Listed By: Chance Hales · License #597585 Show Phone

Source: Thebrokerlist

Added: Feb 18 Changed: Aug 30 Last Checked: Aug 30 at 8:22PM

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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 Trinity Real Estate Investment Services

Investment Insights

Based on property information with market context.

This 2025-built Dollar General property in Basom, NY, occupies a 2.5-acre site and contains 10,566 square feet. The store follows a prototype designed to accommodate higher customer volume and is leased under a 15-year absolute NNN structure, with no landlord responsibilities identified. Option periods include 10% rent increases.

The property is located at 7174 Alleghany Rd near the intersection of Alleghany Rd and Bloomingdale Rd, where combined traffic counts exceed 9,000 vehicles per day. It is positioned along Basom’s main thoroughfare and is described as the only dollar store within 5 miles. Dollar General Corporation provides the corporate guaranty and carries an S&P credit rating of BBB; the company operates more than 20,000 locations.

Key Highlights

• 10,566‑square‑foot Dollar General prototype completed in 2025
• 2.5‑acre property near Alleghany Rd and Bloomingdale Rd
• 15‑year absolute NNN lease with no landlord responsibilities

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

$136,650

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

6.70%

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%

$2,733,000 $2.7M

Cap Rate 7%

$1,952,143 $2.0M

Cap Rate 9%

$1,518,333 $1.5M

Market Conditions

NOI Build-Up for 10,566 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

$190.2K $18.00/SF

− Vacancy

−$8.0K −$0.76/SF

EGI

$182.2K $17.24/SF

− OpEx

−$45.6K −$4.31/SF

NOI

$136.7K $12.93/SF

Area

Genesee County, NY

Vacancy

4.20%

Lease Rate

$18.00 /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%

$2,733,000

Cap Rate 7%

$1,952,143

Cap Rate 9%

$1,518,333

Alternative Uses

Best Use

Specialty Retail

$1.95M

$1.71M – $2.28M (±1% cap)

NOI $136,650 @ 7.0% cap · market cap 6.70%

Second Best

Retail

$1.52M

$1.33M – $1.77M (±1% cap)

NOI $106,283 @ 7.0% cap · market cap 5.21%

Theoretical Best

Warehouse

$9.81M

$8.58M – $11.44M (±1% cap)

NOI $686,515 @ 7.0% cap · market cap 33.66%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

Suggested Use

Top Pick Plumbing Service Auto Repair Shop Kitchen & Bath Showroom (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Single-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

7

Businesses Nearby

Explore this area Business Placement

Demographics for 14013, NY

1,317

Population

653

Households

2

Avg Household Size

44

Median Age

29%

College-Educated

94%

High-School Grad

34.6 sq mi

ZIP Area

38

Density / Sq Mi

$73,350

Median Household Income

$44,621

Median Earnings

$935

Median Rent

$152,800

Median Home Value

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

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

NNN property - Newly developed store with an absolute NNN lease and no landlord responsibilities.

Where is this nnn property located?

The property is located at 7174 Alleghany Rd Basom, NY.

What is the asking price?

The asking price for this property is $2,039,830.

What are key features of this property?

This property features: 10,566‑square‑foot Dollar General prototype completed in 2025; 2.5‑acre property near Alleghany Rd and Bloomingdale Rd; 15‑year absolute NNN lease with no landlord responsibilities