Listing Summary
Anchor Point Capital is pleased to present an exceptional single-tenant net lease (STNL) commercial real estate investment opportunity: a 3,200-square-foot Valero Convenience Store and Gas Station situated on a substantial 1.30-acre parcel in Philadelphia, Mississippi.
Full Description
High-Yield Single-Tenant Investment: Absolute NNN Valero Gas Station in Philadelphia, MS
Anchor Point Capital is pleased to present an exceptional single-tenant net lease (STNL) commercial real estate investment opportunity: a 3,200-square-foot Valero Convenience Store and Gas Station situated on a substantial 1.30-acre parcel in Philadelphia, Mississippi. Operating under a brand-new 20-year Absolute NNN lease executed at the close of escrow, this asset delivers completely passive income with zero landlord responsibilities.
Priced at an attractive 8.00% Cap Rate generating an initial Net Operating Income (NOI of $224,004), the lease is backed by a strong corporate guaranty from SGS Holdings—an established operator with over 20 years of operating history and approximately 30 regional units. Featuring steady 1.75% annual rental escalations throughout both the primary term and option periods, alongside potential Bonus Depreciation tax benefits (consult your CPA), this high-volume 12-fueling-lane property offers superior yield and stability in a major Mississippi tourism and commuter corridor.
Investment Highlights
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100% Passive NNN Structure: Brand-new 20-year Absolute NNN lease with zero landlord obligations for maintenance, repairs, or capital expenditures.
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Attractive High-Yield Return: Offered at a competitive 8.00% Cap Rate with $224,004 in initial Net Operating Income (NOI).
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Compounding Inflation Protection: Built-in 1.75% annual rental increases during the primary term and extension options to hedge against inflation.
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Proven Regional Operator: Corporate guaranty by SGS Holdings, a seasoned operator with 20+ years of operational history across ~30 locations.
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High-Volume Infrastructure: 3,200 SF convenience store outfitted with 12 fueling lanes on a wide 1.30-acre site.
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Fee Simple Ownership Advantage: Complete ownership of land and building unlocks potential accelerated cost recovery and Bonus Depreciation tax advantages.
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Heavy Traffic Location: Positioned along MS-16 W, capturing over 19,200+ vehicles per day (VPD).
Detailed Property Specifications
| Feature |
Property Details |
| Property / Tenant Brand |
Single-Tenant Valero Gas Station & C-Store |
| Location |
Philadelphia, MS (Neshoba County) |
| Guarantor |
SGS Holdings (~30 Units) |
| Property Type |
Retail (Convenience Store / Gas Station) |
| Building Size |
3,200 SF (12 Fueling Lanes) |
| Lot Size (Acreage) |
1.30 Acres |
| Year Built |
2003 |
| Cap Rate |
8.00% |
| Net Operating Income (NOI) |
$224,004 |
| Tenancy |
Single-Tenant |
| Lease Type |
Absolute NNN (Zero Landlord Responsibilities) |
| Lease Term |
New 20-Year Term Executed at Close of Escrow |
| Rent Increases |
1.75% Annual Escalations (Primary Term & Options) |
| Ownership Interest |
Fee Simple (Land & Building) |
Prime Location & Tourism Drivers: Philadelphia, MS
High-Volume Tourism & Entertainment Corridor
The property sits directly on MS-16 W, the primary east-west arterial route connecting downtown Philadelphia with major regional tourism destinations:
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Pearl River Resort Hotel & Casino: Located less than 2 miles away, serving as a primary regional economic engine, major employer, and draw for resort guests.
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Geyser Falls Water Theme Park: Situated less than 2 miles from the site, this popular 23-acre family entertainment destination brings heavy seasonal visitor traffic directly past the property.
Robust Local Consumer Economics
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Heavy Daily Throughput: The site benefits from exposure to 19,200+ cars per day, capturing both local daily commuters and regional tourists traveling to the resort corridor.
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High Vehicle Expenditure: Transportation and maintenance spending represent the second-largest consumer expenditure category within a 3-mile radius, accounting for 25.9% of all local consumer spending.
Exclusive Listing Team Contact Information
For full offering memorandums, detailed lease terms, or transaction inquiries, please contact the listing brokers at Anchor Point Capital:
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Chandler Dignam | cdignam@anchorpointcapital.com
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Ned Skinner | nskinner@anchorpointcapital.com
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Nick Sarris | nsarris@anchorpointcapital.com
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Brokerage: Anchor Point Capital
Quick Glance
- Listing ID:
CL-Mississippi-28071
- Status:
Active
- Year Build:
2003
- Building Size:
3,200 SqFt
- Lot Size:
1 Acr
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