Dollar General Investment
For Sale
Contact for pricing
8229 N Main St, Eden, NY 14057
Two net-lease Dollar General properties in New York.
Property Size8,050 SF
Price / SF$111.80
Days on Market156
Property Features for 8229 N Main St
General Information
Standard status
Active
Size
8,050 SF
Total Parking Spaces
40
Property subtype
Retail
Zoning
Commercial
Lease Type
NN
Investment Type
Net Lease
Building Details
Year Built
2003
Buildings
1
Stories
1
Listing Agency:
ERA Team VP Real Estate
(716) 640-0104
Listed By:
Michael McVinney · License #NY10301214857
Source:
Crexi
Added: Mar 18
Changed: Aug 11
Last Checked: Aug 19 at 2:41PM
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 ERA Team VP Real Estate
Investment Insights
Based on property information with market context.
This offering presents an opportunity to acquire a two-property net lease retail portfolio leased to Dollar General, a nationally recognized discount retailer. The portfolio includes two well-maintained locations in Western and Upstate New York. The properties are located at 1816 Lake Rd, Hamlin, NY and 8229 N. Main St, Eden, NY. Both properties are subject to NN (Double Net) leases, providing stable and predictable income with limited landlord responsibilities. The tenant has recently completed renovations and improvements, demonstrating long-term commitment to the sites. The portfolio is being offered as a package sale. The current ownership reports that the tenant has been easy to work with and consistently pays rent on time. The sale is due to the Seller’s planned retirement. The property at 8229 N Main St, Eden, NY 14057 has a property size of 8050 square feet.
Key Highlights
- 10% Capitalization Rate: Attractive return on investment.
- NN (Double Net) Leases: Benefit from stable, predictable income.
- Two‑Property Portfolio: Featuring two Dollar General locations.
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
$72,380
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
8.04%
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%
$1,447,600
$1.4M
Cap Rate 7%
$1,034,000
$1.0M
Cap Rate 9%
$804,222
$804.2K
Market Conditions
NOI Build-Up for 8,050 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
$115.9K $14.40/SF
− Vacancy
−$12.5K −$1.56/SF
EGI
$103.4K $12.84/SF
− OpEx
−$31.0K −$3.85/SF
NOI
$72.4K $8.99/SF
Area
Erie County, NY
Vacancy
10.80%
Lease Rate
$14.40 /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%
$1,447,600
Cap Rate 7%
$1,034,000
Cap Rate 9%
$804,222
Alternative Uses
Best Use
Specialty Retail
$1.38M
$1.21M – $1.62M
NOI $96,938 @ 7.0% cap · market cap 10.77%
Second Best
Retail
$1.03M
$904.8K – $1.21M
NOI $72,380 @ 7.0% cap · market cap 8.04%
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $123,184 @ 7.0% cap · market cap 13.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
21k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 52%
Shops & Services 48%
Tim Hortons
Dining
10,848 visits/mo
0.1 miles
Dollar General
Shops & Services
6,251 visits/mo
0.1 miles
Marathon
Shops & Services
3,074 visits/mo
0.3 miles
Napa Auto Parts
Shops & Services
865 visits/mo
0.4 miles
Demographics for 14057, NY
7,915
Population
3,230
Households
2.5
Avg Household Size
47
Median Age
33%
College-Educated
96%
High-School Grad
46.2 sq mi
ZIP Area
171
Density / Sq Mi
$88,750
Median Household Income
$47,083
Median Earnings
$837
Median Rent
$237,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Eden Shur Fine — 8081 N Main St, Eden, NY 14057
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Two net-lease Dollar General properties in New York.
Where is this grocery and convenience store located?
The property is located at 8229 N Main St Eden, NY.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 10% Capitalization Rate: Attractive return on investment.; NN (Double Net) Leases: Benefit from stable, predictable income.; Two‑Property Portfolio: Featuring two Dollar General locations.
