A brand-new Dollar General, 14 years left on an absolute NNN lease.
| Purchase Price | Cap Rate | Year-1 NOI | Lease Term Left | Investor Check |
|---|---|---|---|---|
| $1,850,000 | 7.25% | $134,125 | 14 yrs | $555,000 |
| All-in basis | vs. 6.75% debt | 10% bumps every 5 yrs | 15-yr absolute NNN | 30% down |
Built for long-term, hands-off returns.
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Investment-grade credit tenant.
Dollar General Corporation (NYSE: DG) carries an S&P BBB credit rating, backing an absolute NNN lease with zero landlord responsibilities.
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Brand-new construction, delivered 2023.
Built to Dollar General’s current prototype — no near-term capital expenditures expected for 10+ years.
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15-year initial term with 10% bumps every 5 years.
Next rent increase in 2028 — a contractual hedge against inflation, not market-dependent.
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19,000+ store operator nationwide.
One of the largest and most resilient discount retailers in the U.S., proven through multiple economic cycles.
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Hard corner site on a signalized intersection.
High-visibility location on West Main Street with strong daily traffic counts.
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Underserved rural trade area.
Limited nearby competition in a dense population center for the discount-retail format.
Dollar General Corporation
One of the largest discount retailers in the United States, publicly traded and investment-grade rated.
- ✓Operates 19,000+ stores across 47 states.
- ✓S&P BBB investment-grade credit rating.
- ✓Corporate guaranty on an absolute NNN lease — zero landlord obligations.
- ✓Over $38B in annual revenue with a five-decade operating history.
9,100 SF freestanding, delivered 2023.
Single-tenant building on a hard corner with ample parking and dual road frontage.
New construction built to Dollar General’s current prototype. Tenant occupies 100% of the building under an absolute NNN lease. No deferred capital. No co-tenants. No landlord work.
| Building SF | Lot Acres | Year Built | Renovated | Lease Type | Lease Term Left |
|---|---|---|---|---|---|
| 9,100 | 1.80 | 2023 | — | Absolute NNN | 14 yrs |
Where this property sits.
| 3-Mile Pop. | ~22,000 |
|---|---|
| 3-Mile Median HHI | $52,300 |
| City Population | ~38,000 |
| Trade Area | Lee County |
| Major Metro | Tupelo MSA |
Tupelo is the primary retail and healthcare hub of Northeast Mississippi, anchored by North Mississippi Medical Center — one of the largest single-site hospitals in the U.S. — along with a strong furniture-manufacturing base. The trade area draws shoppers from a multi-county radius, supporting consistent daily-needs retail demand along the West Main corridor.
Projected investor returns.
| Equity Multiple | 2.65x |
|---|---|
| Investor Contribution | $555,000 |
| Cum. Cashflow | $198,450 |
| Loan Paydown | $96,780 |
| Appreciation | $312,900 |
| Tax Benefit3 | $121,275 |
| Total Property Returns | $729,405 |
| Cash-on-Cash + Tax | 13.8% |
| Avg Annual Equity | 52.9% |
| Equity Multiple | 3.95x |
|---|---|
| Investor Contribution | $555,000 |
| Cum. Cashflow | $452,600 |
| Loan Paydown | $214,330 |
| Appreciation | $438,600 |
| Tax Benefit3 | $121,275 |
| Total Property Returns | $1,226,805 |
| Cash-on-Cash + Tax | 12.9% |
| Avg Annual Equity | 39.5% |
| Closing Cost | Estimate |
|---|---|
| Origination | $13,875 |
| Appraisals & Inspections | $18,500 |
| Legal + Title | $21,000 |
| Total Closing Costs | $53,375 |
| 2026 · Bonus Depreciation | Yr 1 |
|---|---|
| Top Range | $481,000 |
| Low Range | $277,500 |
| Average — used in model | $379,250 |
FOR A 35% BRACKET: ~$121,275 first-year tax shield on $555,000 in.
| Deal Summary | |
|---|---|
| Purchase Price | $1,850,000 |
| Initial Investment | 30% |
| Down Payment | $555,000 |
| NOI | $134,125 |
| CAP Rate | 7.25% |
| Projected Exit CAP RateEstimated national average at projected exit | 6.75% |
| Lending Assumptions | |
| Stated LTV | 70% |
| Estimated Interest RateSubject to change based on lending market factors | 6.75% |
| Amortization | 25 |
| Term | 5 |
| Bank Loan Amount | $1,295,000 |
| Investor Contribution Summary | |
| Initial Investment | $555,000 |
| Down Payment AssistanceNot available on 1031 | $0 |
| Total Investor Contribution | $555,000 |
| Investor Down Payment % | |
| Total Investor Contribution | $555,000 |
| Purchase Price | $1,850,000 |
| Investor Down Payment % | 30% |
| Debt Service Summary | |
| Annual Bank Mortgage | $104,900 |
| Custom Preferred Dividend | $0 |
| Total Annual Debt Payments | $104,900 |