Valero - Fairfield, TX

Prime Texas 1031 Exchange | 8.00% Cap Rate Gas Station & C-Store | 20-Year Absolute NNN Lease

An exceptional opportunity to acquire a high-yield Single-Tenant NNN Service Station & Convenience Store property located in Fairfield, Texas. Offered at $1,231,250 with an attractive 8.00% Cap Rate ($98,500 NOI), this site represents the ideal 1031 Exchange asset for passive investors looking for strong, tax-advantaged cash flow backed by an established multi-unit operator.

This transaction is structured as a brand-new 20-Year Absolute NNN Sale-Leaseback, offering zero landlord responsibilities for a completely hands-off ownership experience. The lease features 12.50% rental increases every 5 years as a hedge against inflation, plus four 5-year renewal options—providing up to 40 years of total potential lease term. Furthermore, the business is backed by both a Corporate and Personal Guaranty, providing multi-layered credit security.

Equipped with 8 existing fuel pumps, this property qualifies for Bonus and Accelerated Depreciation under current IRS tax codes (consult your CPA for specific guidance), allowing real estate investors to shelter significant income in year one.

Key Investment Highlights

• 20-Year Brand-New Absolute NNN Lease: Zero landlord management obligations (tenant pays taxes, insurance, building structure, and maintenance).

• Strong 8.00% Cap Rate at $1.23M Pricing: High cash-on-cash potential priced competitively at $513.02/SF.

• Built-in Inflation Protection: Features 12.50% rental increases every 5 years throughout the initial 20-year term and four 5-year option periods.

• Tax-Advantaged Investment: 8-pump service station setup qualifies for bonus and accelerated depreciation, maximizing post-tax investor returns.

• Multi-Layered Lease Guaranty: Backed by both Corporate and Personal Guarantees from an experienced, successful multi-unit c-store operator.

• Prime Strategic Location: Situated directly on East Commerce Street—Fairfield’s main retail spine—midway along the high-traffic interstate corridor connecting Dallas and Houston.

• Affluent Local Demographics: Average Household Income (AHHI) exceeds $81,600 within a 3-mile radius, outstripping the statewide median household income of $73,000.

Comprehensive Property & Financial Specifications

Location Overview: Fairfield, Texas

Fairfield, Texas serves as the primary commercial and retail center for Freestone County. Uniquely positioned on the map, Fairfield acts as a key midway stop for travelers and freight between Dallas and Houston.

The property enjoys 267 feet of direct street frontage along East Commerce Street, catching both local daily commuters and regional cross-state traffic. Supported by high unit-level store sales, an attractive rent coverage ratio, and a local 3-mile population earning over $81,600 on average, this gas station asset provides long-term operational sustainability and consistent property valuation.

Contact the listing agent today to request the Confidentiality Agreement, lease summary, and full Offering Memorandum.