Dollar General & New Life Baptist Church

Highlights:

• 5 Years Remaining on NN Fee-Simple Lease w/ Minimal Landlord Responsibilities
• Strong Corporate Guaranteed Lease by Dollar General Corporation (S&P: BBB Rating)
• 7% Increases Every Option – Hedge Against Inflation
• Only Dollar General in a 9-Mile Radius – Captive Market
• Low Affordable Price Point
• Excellent 1031 Exchange Property – Essential Use – Pandemic, Internet, and Recession Resistant
• Hard Corner Location with Excellent Visibility on Cottage Rd and North Saint Mary Street which combined sees over 7,230+ VPD
• Nearby Points of Interest Include UT Health Carthage (23 private rooms), Tyson Foods, Genpak, Panola College (4,100+ Students), Carthage High School (788 Students), Carthage Junior High School (374 Students), Libby Elementary School (383 Students), and Carthage Primary School (501 Students), and many more.

Description:

The EngVest Group is pleased to present the opportunity to acquire the fee-simple interest in a two-tenant property anchored by Dollar General, located at 122 Cottage Road, Carthage, Texas 75633. This investment combines long-term stability, passive ownership, and credit-backed income with the essential retail demand of Dollar General Corporation (S&P: BBB). With five years remaining on a NN lease and minimal landlord responsibilities, the property provides investors with a reliable income stream at an affordable price point, making it an excellent fit for both private investors and 1031 exchange buyers.

The Dollar General lease features 7% rental increases at each option period, providing a natural hedge against inflation and ensuring growing cash flow. Notably, this is the only Dollar General within a nine-mile radius, creating a captive market and reinforcing the store’s long-term viability. The property also includes New Life Baptist Church as a co-tenant, further diversifying income while maintaining a strong community-driven tenant mix.

With a corporate-guaranteed lease from Dollar General Corporation, an established track record of performance, and proximity to key community anchors, this property offers investors a recession, internet, and pandemic-resistant investment. Combined with its low entry price point, this Dollar General–anchored asset presents a compelling opportunity to secure a durable, inflation-protected income stream in a resilient market.

Strategically located on the hard corner of Cottage Road and North Saint Mary Street, the site benefits from excellent visibility and access, with over 7,230+ vehicles per day traveling through the intersection. Surrounding demand drivers include UT Health Carthage (23 beds), Tyson Foods, Genpak, Panola College (4,100+ students), Carthage High School (788 students), Carthage Junior High (374 students), Libby Elementary (383 students), and Carthage Primary (501 students), among others. These institutions contribute to consistent local traffic and reinforce the property’s position as a neighborhood essential-use destination.

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