Single-Tenant Absolute NNN Gas Station & C-Store | Vancleave, MS

High-Yield 8.00% Cap Rate | Brand-New 20-Year Corporate Lease

Executive Investment Overview

Anchor Point Capital is pleased to exclusively present for sale a high-yielding Single-Tenant Net-Leased (STNL) Gas Station and Convenience Store situated in the rapidly growing market of Vancleave, Mississippi.

Offered at an attractive 8.00% Cap Rate with a Net Operating Income (NOI) of $279,996, this asset offers investors a completely passive income stream backed by a brand-new 20-year Absolute NNN lease to be executed at the close of escrow. Featuring Fee Simple ownership of both the land and building, this commercial property also qualifies for accelerated/bonus depreciation tax advantages, making it an ideal candidate for 1031-exchange buyers and tax-conscious investors.

Key Property Financials & Lease Terms

Strong Corporate Guarantee & Operator Track Record

The lease is fully guaranteed by SGS Holdings, an established and proven regional operator boasting over 20 years of successful industry experience and a portfolio of approximately 30 units.

• Zero Landlord Responsibilities: Under the Absolute NNN structure, the tenant is entirely responsible for taxes, insurance, maintenance, structural repairs, and roof upkeep, delivering a true "hand-off" passive investment.

• Hedge Against Inflation: Embedded 1.75% annual rental increases during the base term and all renewal options ensure predictable income compound growth over the 20-year lifespan.

• Tax Tax Benefit Potential: Because gas stations with C-stores meet specific IRS guidelines for petroleum marketing land and building structures, this property qualifies for Bonus Depreciation. (Investors are encouraged to consult their CPA to confirm specific tax advantages.)

Strategic Location & Exceptional Demographic Drivers

High-Traffic Corridor with Massive Infrastructure Investment

The property is strategically positioned directly along MS-57, capturing exposure from over 12,000 vehicles per day. Demonstrating strong municipal commitment and future growth capacity, MS-57 recently underwent a massive $212.6 Million roadway expansion project designed to accommodate accelerating regional population growth and commercial transit.

Affluent & Rapidly Expanding Submarket

Vancleave serves as a thriving residential enclave on the Mississippi Gulf Coast region, characterized by exceptional demographic metrics:

• High Household Income: The average household income exceeds $126,000 within a 3-mile radius, providing substantial discretionary spending power.

• Impressive Population Growth: The 3-mile population has surged by 11.74% since 2020 and is projected to expand an additional 3.84% through 2030.

• Dominant Consumer Spending Category: Transportation and automotive maintenance represent the single largest consumer expenditure within 3 miles—accounting for a massive 26.24% of all local consumer spending. This guarantees deep, localized demand for both fuel and retail convenience items.

Key Investment Highlights

• Brand-New 20-Year Lease: Long-term income security starting day one at Close of Escrow.

• Passive Management: Absolute NNN structure ensures zero landlord capital obligations or management headaches.

• High Yield Opportunity: Offered at a competitive 8.00% Cap Rate ($279,996 NOI).

• Strong Guarantor: Backed by SGS Holdings (~30 locations, 20+ year track record).

• Significant Tax Incentives: Fee simple ownership eligible for bonus depreciation.

• Prime Infrastructure Location: Located along the expanded MS-57 corridor ($212.6M project) with 12,000+ VPD.

• Affluent Demographics: $126k+ average HHI within 3 miles, driving high-margin c-store sales.

Broker Contact Information

To request the full Offering Memorandum (OM), title documentation, or site access details, please contact the exclusive listing team at Anchor Point Capital:

• Chandler Dignam: cdignam@anchorpointcapital.com

• Ned Skinner: nskinner@anchorpointcapital.com

• Nicholas Sarris: nsarris@anchorpointcapital.com