521 U.S. 83, Roma, TX 78584

Rare opportunity to acquire a 100% Absolute NNN Pizza Hut investment with zero landlord responsibilities, backed by one of the most creditworthy QSR franchisee operators in the country. The lease is corporately guaranteed by Ayvaz Pizza LLC, a wholly owned subsidiary of The Dhanani Group — the #2 largest Pizza Hut franchisee in the United States with 388 units across 9 states and 849 total QSR locations under Pizza Hut, Burger King, and Popeyes brands.

With 15 years of primary term remaining, 10% rent escalations every five years through all option periods, and four 5-year renewal options, this is a true set-and-forget cash flow asset with a growing yield profile — reaching a 6.17% cap rate by Years 11–15 on today's purchase price.

The property sits on US Highway 83, Roma's primary commercial corridor, with 21,000+ vehicles per day and immediate proximity to McDonald's, Whataburger, Burger King, Jack in the Box, and Church's Chicken. Roma's unique border location adjacent to the US–Mexico international crossing amplifies the trade area well beyond the city's 11,500 residents, generating consistent cross-border foot traffic and captive demand. The Pizza Hut has operated successfully at this site for over 25 years.

With an average household size of 3.4 persons versus the national average of 2.6, the Roma market is structurally tailored for high-frequency, multi-person pizza orders — reinforcing the long-term viability of this location.

An institutional-quality, passive income asset at an individual investor price point.