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

• 100% Passive NNN Structure: Brand-new 20-year Absolute NNN lease with zero landlord obligations for maintenance, repairs, or capital expenditures.

• Attractive High-Yield Return: Offered at a competitive 8.00% Cap Rate with $224,004 in initial Net Operating Income (NOI).

• Compounding Inflation Protection: Built-in 1.75% annual rental increases during the primary term and extension options to hedge against inflation.

• Proven Regional Operator: Corporate guaranty by SGS Holdings, a seasoned operator with 20+ years of operational history across ~30 locations.

• High-Volume Infrastructure: 3,200 SF convenience store outfitted with 12 fueling lanes on a wide 1.30-acre site.

• Fee Simple Ownership Advantage: Complete ownership of land and building unlocks potential accelerated cost recovery and Bonus Depreciation tax advantages.

• Heavy Traffic Location: Positioned along MS-16 W, capturing over 19,200+ vehicles per day (VPD).

Detailed Property Specifications

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:

• 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.

• 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

• 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.

• 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:

• Chandler Dignam | cdignam@anchorpointcapital.com

• Ned Skinner | nskinner@anchorpointcapital.com

• Nick Sarris | nsarris@anchorpointcapital.com

• Brokerage: Anchor Point Capital