Listed by Hanley Investment Group
$12,400,000
Five Below, ULTA, & Shops | Beaumont, CA
Details
Property Type Retail
Sub Type Storefront, Shopping Center
Square Footage 30,518
Net Rentable (SqFt) 30,518
Cap Rate 6.35%
NOI $12,400,000
Occupancy 100%
Tenancy Multi
Lease Type NNN
Year Built 2020
Acreage 4.040
Ground Lease No
100% Occupancy | 93% National Credit | Outparcel to Dominant Regional Retail Hub
Marketing description
click here for full offering memorandum: https://bit.ly/FiveBelow_Ulta_Shops
Investment highlights
- Five Below, ULTA, & Shops is a 100% Occupied, 30,518 SF Multi-Tenant Shopping Center Anchored by Best-in-Class National Tenants, ULTA Beauty, and Five Below: The center was built in 2020 and sits on 4.04 acres in the heart of Beaumont’s dominant retail corridor
- ULTA Beauty (NASDAQ: ULTA):
- ULTA Beauty is the largest specialty beauty retailer in the United States, operating 1,500 stores nationwide
- 10-year lease commenced in 2021 with 10% rental increases every 5 years
- Five Below (NASDAQ: FIVE):
- Five Below is a leading high-growth value retailer offering trend-right merchandise with 1,907 stores across 44 states
- 10-year lease commenced in 2020 with 10% rental increases every 5 years
- ULTA Beauty (NASDAQ: ULTA):
- 93% National Credit Tenancy with Retail, Restaurant and Service Businesses: In addition to Five Below and ULTA, the subject property features a mix of credit and daily-needs tenants including Bath & Body Works (NYSE: BBWI; 1,927 locations; $2.72 billion in 2025 revenue), Bright Now! Dental (part of Smile Brands, the 4th largest dental support organization in the U.S. supporting 700+ offices), Nékter Juice Bar (220+ locations; top 20% of U.S. restaurant chains by sales), Sharetea (400+ global locations; premium bubble tea concept), Lilah’s Nail Lounge, and a barber shop
- Long-Term Weighted Average Lease Term with Contractual Rent Growth: All in-place leases feature NNN structures with either 10% increases every 5 years (anchors) or 3% annual increases (shop tenants), providing built-in NOI growth and a hedge against inflation
- Excellent Accessibility and Freeway Visibility from Interstate 10 (138,500 CPD): Five points of ingress/egress and freeway-visible signage at the signalized intersection of 2nd Street and Commerce Way
- Dominant Regional Retail Hub: Surrounding tenants include Walmart Supercenter, The Home Depot, Best Buy, Kohl’s, Albertsons, Stater Bros., Food 4 Less, ALDI, Ross Dress for Less, HomeGoods, Marshalls, Hobby Lobby, PetSmart, Petco, Planet Fitness, Grocery Outlet, Dollar Tree, In-N-Out Burger, Raising Cane’s, Chick-fil-A, Panera Bread, Chili’s, McDonald’s, and Starbucks — creating a built-in consumer draw and benefiting from significant cross-shopping traffic
- High-Growth Trade Area Anchored by Major Master-Planned Communities: 14,000+ existing, planned, and under-construction homes within 1 mile
- Beaumont is Part of the Inland Empire and Riverside County, One of the Fastest-Growing Regions in the Nation: #2 “Fastest Growing City in California” — HomeSnacks (2026)
- Affluent and Densely Populated Demographics: 90,177 residents within a 5-mile radius with an average household income of $106,394
Listing Contacts
Listed by Hanley Investment Group
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Loan Amount
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Annual Debt Service
$--
$--
Annual Cash Flow
$12,400,000.00
$1,033,333.33/mo
Valuation Metrics
0
DSCR
100%
Cap Rate
100%
ROI
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