NNN Mixed Use Strip

Modern City Shops | McAllen, TX

Sands Investment Group is Pleased to Present For Sale the 12,900 SF Modern City Shops NNN Mixed Use Strip Center Located on the City’s Primary East-West Freeway With Upside Potential Located in a Densely Populated Area of McAllen, Texas.

  • 57% of Gross Leasable Area Are NNN Leases; Upside By Enforcing NNN Language Per the Leases
  • Pro Forma CAP Rate (Yr.1) is 8.66%
  • Regional and Franchisee Tenancy With the Tenant Base Type Being 77% Medical and 23% Fast Casual Dining; Internet-Resistant Tenancy With Strong Co-Tenancy
  • Base Rents Are Below Market Due to the Significant Improvements the Tenants Put Into the Interior of Their Spaces and Equipment
  • The Shopping Center is Situated Parallel to Hwy 83 Giving Tenants More Visibility to Drive By Traffic; Coupled With Consumers Exiting Walmart Supercenter Going West on the Highway Must Drive By Modern Shops Before Accessing the West Highway On-Ramp
  • Highway 83 (Interstate 2) Sees Traffic Counts Exceeding 129,281 Vehicles Per Day
  • Highway 83 Also Runs West Into Harlingen and North Along the Texas Border Into Laredo
  • Excellent Demographics With a Population of 90,349 Residents Making an Average Household Income of $61,134 Within a 3-Mile Radius; Population Jumps to Over 189,380 Within a 5-Mile Radius
  • Minutes From the Coca-Cola SW Beverage Distribution Warehouse, the McAllen Convention Center, Sharyland HS and Stadium, and the Cimarron Country Club and Golf Course
  • McAllen is Located at the Southern Tip of Texas in the Rio Grande Valley and is Just 8-Miles From the Mexico Border; It is Part of the Binational Reynosa-McAllen Metropolitan Area That Has a Population of Nearly 1.52 Million People
  • Nearby Tenants Include: Walmart Supercenter, Kohl’s, Target, HEB Plus!, Petco, Home Depot, IHOP, Advance Auto Parts, Chick-fil-A, Starbucks, Best Buy, Buffalo Wild Wings, Chipotle, Hobby Lobby and Much More

In Cooperation With Sands Investment Group Austin, LLC  Lic. #9004706

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Circle K


  • Brand New 20 Year Absolute NNN Lease – Zero Landlord Responsibilities
  • 2% Annual Rent Increases
  • Four (4) x 5-Year Options to Renew
  • Blended CAP Rate of 6.86% Over Lease Term
  • Guarantor Supplied Over 130 Million Gallons of Fuel to Over 300 Locations During the 12-Month Period Ended June 30, 2017
  • Guarantor Generated Over $13 Million in EBITDA in 2016
  • Guarantor Spending Over $250,000 in Capex at Site Rebranding to Chevron
  • Operator Operates 70 Circle K’s in 4 States
  • 15 Year Accelerated Depreciation
  • Income Tax Free State
  • Hard Corner with Strong Traffic Counts – Over 162,000 VPD
  • Strong Demographics – Population of 222,000+ Within 5-Miles
  • Select Neighboring National Tenants Include: Starbucks, 7-Eleven, IHOP, Big Lots, Stripes and La Plaza Mall

In Cooperation with Sands Investment Group Austin, LLC – Lic# 9004706