Property Profile.
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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.
Property Profile.
Location & Area Profile.
Address
1420 West Main Street · Tupelo, MS 12 min to downtown Tupelo
| 5-Mile Pop. | ~15,000 |
|---|---|
| 5-Mile Median HHI | $88,000 |
| City Population | ~6,600 |
| Trade Area | Iberville Parish |
| Major Metro | Baton Rouge · 25 min |
Plaquemine is a strategic industrial and service hub in the Baton Rouge metro — anchored by petrochemical, manufacturing, and logistics employers along the Mississippi River. Surrounding national retailers within 1 mile include Regions Bank, CVS, Subway, Little Caesars, Family Dollar, O'Reilly, AutoZone, Tower Loan, and Bealls — a stable, recession-resilient retail node anchored by daily-needs categories.
Deal Summary.
| 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 |