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Property Profile.

  1. Corporate-guaranteed lease.

    Backed directly by Starbucks Corporation (NASDAQ: SBUX) — no franchisee credit risk.

  2. Drive-thru format outperforms.

    Drive-thru-only Starbucks locations consistently post higher unit volumes than in-line café formats.

  3. 10-year initial term with 10% bumps every 5 years.

    Next rent increase in 2029 — a contractual hedge against inflation.

  4. Adjacent to University of North Texas.

    6-minute drive to a campus of 46,000+ students and staff.

  5. Hard corner outparcel to a Walmart-anchored center.

    Strong co-tenancy drives incremental drive-thru traffic.

  6. Zero landlord responsibilities.

    Absolute NNN — tenant handles roof, structure, and all operating expenses.

Property Profile.

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Location & Area Profile.

Address

2210 University Drive · Denton, TX 6 min to University of North Texas

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 $2,450,000
Initial Investment 35%
Down Payment $857,500
NOI $165,375
CAP Rate 6.75%
Projected Exit CAP RateEstimated national average at projected exit 6.25%
Lending Assumptions
Stated LTV 65%
Estimated Interest RateSubject to change based on lending market factors 6.75%
Amortization 25
Term 5
Bank Loan Amount $1,592,500
Investor Contribution Summary
Initial Investment $857,500
Down Payment AssistanceNot available on 1031 $0
Total Investor Contribution $857,500
Investor Down Payment %
Total Investor Contribution $857,500
Purchase Price $2,450,000
Investor Down Payment % 35%
Debt Service Summary
Annual Bank Mortgage $131,400
Custom Preferred Dividend $0
Total Annual Debt Payments $131,400