Investment Overview

Marcus & Millichap is pleased to present the opportunity to acquire Pop-In Onalaska, a newly completed convenience retail development located at 150 Farm to Market Rd 3459 in Onalaska, Texas, at the signalized intersection of U.S. Highway 190 and FM 3459, just off the shores of Lake Livingston. Having completed construction in August 2026, the property offers a buyer an immediate, stabilization-ready opportunity to acquire a brand-new asset without exposure to development or construction timelines. The 10,034 SF building is structured around a diversified three-tenant income mix, anchored by a ±6,000 SF owner-operated convenience store and a ±3,500 SF owner-operated liquor store, with the remaining suite available for third-party lease. Ownership estimates the liquor store will generate approximately $85,000 per month in sales, while the convenience store operates under a branded Valero fuel supply agreement priced at Rack + $0.01, supporting predictable fuel margin from opening. The vacant suite is underwritten at $4,500 per month in pro forma rental income, adding a layer of diversification beyond the core fuel, convenience, and liquor revenue streams. The property benefits from a strategic position at the intersection of U.S. Highway 190 and FM 3459, which carries combined traffic of nearly 23,000 vehicles per day, and sits directly across from a newly built McDonald's, further reinforcing consumer traffic to the intersection. Onalaska's proximity to Lake Livingston layers strong, recurring demand drivers on top of steady local traffic — including boating and recreational visitors, seasonal and second-home residents, and regional travelers passing through the area — while just 4 direct competitors sit within an average of 1 mile of the site, positioning the property as a primary convenience and fuel destination for the market. As a newly delivered asset, this offering provides a buyer with projected stabilized EBITDA of approximately $750,000, supported by projected average monthly fuel volume increasing from 130,852 gallons in Year 1 to 140,865 gallons by Year 3, and projected average monthly convenience store sales growing from $166,287 to $179,341 over the same period — reflecting a maturing trade area and ramping retail performance as the asset stabilizes. The opportunity is well suited for an owner-operator or investor seeking a modern, purpose-built facility with multiple income streams, strong traffic fundamentals, and a defensible competitive position in an underserved East Texas lake market.