Family Dollar Investment
For Sale
Contact for pricing
7750 9th Ave, Port Arthur, TX 77642
Retail property fully occupied by Family Dollar in Port Arthur.
Property Size8,320 SF
Lot Size2.00 Acres
Price / SF$198.32
Days on Market173
Property Features for 7750 9th Ave
General Information
Standard status
Active
Size
8,320 SF
Lot size
2.00 Acres
Property subtype
Retail
Lease Type
NN
Building Details
Year Built
2020
Tenancy
Single
Listing Agency:
MMG Real Estate Advisors
Listed By:
Jake Sullivan · License #2021028059
Source:
Crexi
Added: Feb 19
Changed: Aug 9
Last Checked: Aug 9 at 3:25PM
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 MMG Real Estate Advisors
Investment Insights
Based on property information with market context.
This investment opportunity features an 8,320-square-foot retail property fully occupied by Family Dollar, located at 7750 9th Ave, Port Arthur, TX. The property is positioned on a 2-acre lot and includes 26 regular parking spaces and 2 handicap spaces. Constructed and remodeled in 2020, the building is in excellent condition. The zoning is LC (Local Commercial), supporting its retail use. The property is under a NN+ (triple net) lease agreement, where Family Dollar covers most operational costs, while the landlord is responsible for the roof, structure, and parking. The lease commenced on August 1, 2020, and expires on September 30, 2028, with six additional 5-year renewal options, each including a 5% rent increase. The lease term remaining is 32 years. The property offers a strong opportunity for long-term income generation.
Key Highlights
- Long‑term lease with Family Dollar, expiring September 30, 2028, with six 5‑year renewal options.
- Attractive 7.28% cap rate based on a Net Operating Income (NOI) of $111,055.
- NN+ (triple net) lease structure, with Family Dollar covering most operational costs.
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
$132,889
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
8.05%
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%
$2,657,780
$2.7M
Cap Rate 7%
$1,898,414
$1.9M
Cap Rate 9%
$1,476,544
$1.5M
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
$200.7K $24.12/SF
− Vacancy
−$10.8K −$1.30/SF
EGI
$189.8K $22.82/SF
− OpEx
−$57.0K −$6.85/SF
NOI
$132.9K $15.97/SF
Area
Jefferson County, TX
Vacancy
5.40%
Lease Rate
$24.12 /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%
$2,657,780
Cap Rate 7%
$1,898,414
Cap Rate 9%
$1,476,544
Alternative Uses
Best Use
Retail
$1.90M
$1.66M – $2.21M
NOI $132,889 @ 7.0% cap · market cap 8.05%
Second Best
Specialty Retail
$1.68M
$1.47M – $1.96M
NOI $117,547 @ 7.0% cap · market cap 7.12%
Theoretical Best
Multifamily LT 5
$93.48M
$81.79M – $109.06M
NOI $6,543,509 @ 7.0% cap · market cap 396.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
44k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 61%
Shops & Services 37%
Dining 2%
H-E-B
Groceries
26,986 visits/mo
0.3 miles
Mobil
Shops & Services
8,881 visits/mo
0.2 miles
Family Dollar
Shops & Services
7,424 visits/mo
0.2 miles
SUBWAY
Dining
838 visits/mo
0.4 miles
Demographics for 77642, TX
39,017
Population
16,234
Households
2.4
Avg Household Size
34
Median Age
11%
College-Educated
74%
High-School Grad
19.7 sq mi
ZIP Area
1,981
Density / Sq Mi
$41,677
Median Household Income
$35,108
Median Earnings
$944
Median Rent
$96,100
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?
Grocery and convenience store - Retail property fully occupied by Family Dollar in Port Arthur.
Where is this grocery and convenience store located?
The property is located at 7750 9th Ave Port Arthur, TX.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Long‑term lease with Family Dollar, expiring September 30, 2028, with six 5‑year renewal options.; Attractive 7.28% cap rate based on a Net Operating Income (NOI) of $111,055.; NN+ (triple net) lease structure, with Family Dollar covering most operational costs.
