In this episode of Commercial Real Estate Millionaires, we walk through a real-life commercial deal analysis of a newly constructed Family Dollar/Dollar Tree retail combo. Whether you're a first-time investor or looking to sharpen your underwriting skills, this breakdown gives you the exact framework to confidently make an "invest or pass" decision—without needing a finance degree.
🔍 What You’ll Learn:
How to analyze a retail NNN or NN lease deal from top to bottom
The importance of aligning deals with your personal goals and exit strategy
A walkthrough of the Offering Memorandum (OM) and what metrics to focus on
How to use AI tools like ChatGPT for quick due diligence and market research
Calculating cap rate, DSCR, cash-on-cash, IRR, and more using a deal analysis spreadsheet
Real numbers: $1.15M purchase, 8.25% cap rate, 11% cash-on-cash, 18% IRR
Why "boring, simple, stable" real estate might be your best wealth-building vehicle
🏗️ Deal Highlights:
New construction (2023) retail asset
Corporate-backed tenant: Family Dollar / Dollar Tree
10,000 sq ft building, 8.5 years remaining on lease
Double Net lease (landlord responsible only for roof & structure)
Market with growing demographics and major development nearby
💼 Who This Deal Is Right For:
Investors seeking passive income with stable returns
Buyers prioritizing low maintenance, predictable leases
Individuals comfortable with modest landlord responsibilities and long-term holds
🧮 Resources Mentioned in This Episode:
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