This property is part of a portfolio which includes the two Dollar General locations below. They are available individually or as a portfolio.
Dollar General – Madrid, NY
Address: 1809 Sh 345, Madrid, NY
Purchase Price: $1,080,147
CAP Rate: 7.50%
NOI: $81,011
Remaining Lease Term: ±9 Years
Lease Type: Absolute NNN
Guarantor: Corporate
Dollar General – Beaver Dams, NY
Address: 391 NY-414,
Investment Highlights
- ✅ BBB Investment-Grade Credit — Dollar General maintains BBB credit rating, providing institutional-quality tenant strength and lender-friendly financing at 70-75% LTV with competitive interest rates from major banks and CMBS lenders.
- ✅ 7.0-Year Lease Security Through 2033 — Remaining lease term provides long-term cash flow stability with minimal landlord responsibilities under absolute NNN structure where tenant handles all property operating expenses.
- ✅ $94,338 Annual NOI (7.5% Cap Rate) — Property delivers $7,862 monthly mailbox money with tenant responsible for all operating expenses, creating truly passive income perfect for 1031 exchange investors seeking hands-off real estate.
- ✅ Beaver Dams, NY Strategic Market — New York economic scale (NYC $2T GDP) and affluent suburbs provide premium retail demand — investors often 1031 exchange to zero-tax states to eliminate 10.9% income tax.
- ✅ Dollar General Brand Strength — Dollar General operates as a leading brand in its category with proven recession-resistant business model, strong unit economics, and long-term commitment to real estate locations evidenced by 15-20 year initial lease terms.
Property Investment Details
| Investment Metric |
Value |
| Asking Price |
$1,257,840 |
| Cap Rate |
7.5% |
| Annual NOI |
$94,338 |
| Monthly Income |
$7,862 |
| Lease Remaining |
7.0 years (through 2033) |
| Total Lease Term |
nan years |
| Building Size |
9,026 SF |
| Tenant Credit |
Dollar General (BBB) |
| Lease Type |
Absolute NNN |
| Location |
Beaver Dams, NY |
| Property Type |
Single-Tenant Retail |
Why Invest in Dollar General NNN Properties?
Dollar General triple net lease properties offer passive income investors institutional-quality real estate with proven tenant fundamentals:
Strong Tenant Credit Profile:
- BBB credit rating provides investment-grade tenant quality
- Major lenders offer 70-75% LTV financing at competitive rates
- Long-term corporate commitment to real estate (15-20 year leases)
- Proven track record through multiple economic cycles
True Passive Income Structure:
- Absolute NNN lease = tenant pays property tax, insurance, maintenance
- Monthly mailbox money with zero landlord responsibilities
- No roof, HVAC, parking lot, or structural maintenance
- Professional property management handled by corporate tenant
Recession-Resistant Business Model:
- Dollar General operates essential/necessity-based business model
- Proven performance through 2008-2009 recession and 2020 pandemic
- Strong unit economics with consistent same-store sales growth
- Limited e-commerce disruption risk due to service/experience model
Investment-Grade Real Estate:
- Purpose-built Dollar General real estate with strong location fundamentals
- High-traffic retail corridors with established customer patterns
- Strategic site selection by sophisticated corporate real estate teams
- Long-term value retention even beyond current tenant
Beaver Dams, NY Market Analysis
New York economic scale (NYC $2T GDP) and affluent suburbs provide premium retail demand — investors often 1031 exchange to zero-tax states to eliminate 10.9% income tax.
The Beaver Dams market provides Dollar General with strong demographic fundamentals including established traffic patterns, accessible retail corridors, and consumer demand supporting long-term tenant performance. The property’s strategic location benefits from Beaver Dams’s economic drivers while the NY tax environment and business climate create favorable conditions for triple net lease investors seeking predictable cash flow and wealth preservation.
Absolute NNN Lease Structure Explained
This Dollar General property features an absolute triple net (NNN) lease where the tenant assumes responsibility for:
- Property Taxes (tenant pays county/city real estate taxes)
- Property Insurance (tenant maintains building/liability coverage)
- Maintenance & Repairs (tenant handles roof, HVAC, parking, structure)
- Utilities (tenant pays water, electric, gas, trash)
- Common Area Maintenance (if applicable to property)
The investor’s only responsibility is mortgage payment (if financed) and collecting rent check. This creates truly passive real estate investment perfect for 1031 exchange investors, busy professionals, retirees, and family offices seeking mailbox money without landlord duties.
1031 Exchange Benefits for Dollar General NNN Acquisition
This Dollar General triple net property qualifies as like-kind replacement property for 1031 exchange investors seeking to:
- Defer capital gains tax on appreciated investment real estate sale
- Simplify portfolio from active management (apartments, offices) to passive NNN
- Eliminate landlord responsibilities (tenant calls, repairs, vacancies)
- Preserve wealth through institutional-quality single-tenant retail
- Generate predictable income through 7.0-year lease term
The property’s BBB investment-grade tenant and absolute NNN structure create ideal 1031 exchange replacement property for investors selling appreciated California, New York, or Northeast real estate seeking passive income and tax-advantaged wealth preservation.
Financing Availability for Dollar General NNN Investment
Dollar General’s BBB credit rating provides excellent financing options:
- 70-75% LTV available from major banks (Bank of America, Wells Fargo, KeyBank)
- Competitive interest rates (investment-grade tenant = lower rates)
- 25-30 year amortization available (matches lease term for positive leverage)
- Non-recourse options available for qualified borrowers
- CMBS financing available for portfolio acquisitions
Strong tenant credit creates lender confidence resulting in better loan terms compared to B/C credit tenants requiring 60-65% LTV and higher rates.
Ready to Acquire This Beaver Dams, NY Dollar General NNN Property?
American Net Lease represents buyers only — we never represent sellers or brokers, ensuring your interests come first. Our team specializes in Dollar General triple net lease acquisitions throughout NY and nationwide, providing:
- Tenant credit analysis (financials, store performance, lease terms)
- Market due diligence (demographics, competition, traffic patterns)
- Negotiation expertise (price, terms, contingencies)
- 1031 exchange coordination (title company, QI, timeline management)
- Lender relationships (competitive financing for Dollar General NNN properties)
Contact our team to discuss this Beaver Dams Dollar General NNN investment opportunity:
📞 Call or Text: 239.236.2626
📧 Email: Contact Our Team
📄 Download: Triple Net Lease Investment Guide
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