Listed by ParaSell Inc, Sands Investment Group Los Angeles
$395,000
Pizza Hut - Independence, MO
Details
Property Type Retail
Sub Type QSR/Fast Food, Restaurant
Square Footage 2,400
Cap Rate 6.56%
NOI $25,920
Occupancy 100%
Tenancy Single
Brand/Tenant Pizza Hut
Lease Type Absolute NNN
Lease Term 35.9
Lease Expiration 07/31/2030
Remaining Term 4.1
Rent Bumps Yes
Lease Options 2 x 5 Year Options
Price per SqFt $165
Year Built 1980
Year Renovated 2021
Acreage 0.430
Tenant Credit Franchisee
Lease Commencement 09/23/1994
Ground Lease No
Pizza Hut | Ironclad Operator (2,900+ Units) | Below-Market Rent | Long-Term Lease
Marketing description
We are pleased to exclusively offer for sale the 2,400 SF Pizza Hut located at 9541 East Truman Road in Independence, MO. This investment features significantly below-market rent of just $10.80/SF, providing substantial rent growth potential and supporting strong unit-level profitability. With rent well below the brand’s typical occupancy cost threshold, the asset offers investors a secure, low-risk income stream backed by a proven national tenant.
Investment highlights
- World's Largest Pizza Hut Franchisee - Ironclad Operator: The tenant of record is Hut Missouri LLC, a subsidiary of Flynn Restaurant Group, the single largest franchisee organization on the planet, operating 1,000+ Pizza Huts across the U.S. (representing over 15% of the entire domestic system) plus 260+ in Australia. Flynn operates approximately 2,900 franchise locations across Applebee's, Arby's, Taco Bell, Wendy's, and Panera, generating $5B+ in annual sales - offering an institutional-grade operator rarely found at this price point.
- Dramatically Below-Market Rent - Exceptional Rent-to-Sales Upside: Base rent of just $2,160/month ($25,920/year) equates to $10.80/SF on a 2,400 SF building, a figure significantly below prevailing QSR market rent in the Kansas City metro. For a unit of this size operated by a tenant generating Pizza Hut's average AUV, implied rent-to-sales is well below the brand's typical 8% threshold, signaling robust store-level profitability and minimal lease risk.
- Long-Term Lease With Built-in Rent Growth and Auto-Renewal Options: The lease runs through July 31, 2030, with two additional 5-year renewal options. The first option period resets rent to $2,376/month ($28,512/year) - a built-in 10% step-up - and both options are structured to automatically exercise unless Flynn affirmatively opts out, reflecting the tenant's long-term commitment to the site.
- Embedded in The Kansas City MSA's Core Eastern Spine: Independence is the fourth-largest city in Missouri at approximately 122,000 residents and serves as the primary suburban anchor to the Kansas City metro (2.2M population, $169.5B GDP). The subject property fronts E. Truman Road (Missouri Route 12), the primary east-west commercial corridor through central Independence, with US Highway 24 running parallel approximately half a mile north, putting the site at the crossroads of the city's densest daytime and residential traffic.
- 30-Year Proven Operating History at This Location: The original lease dates to September 1994; this Pizza Hut has operated continuously at this address for over 30 years across multiple ownership and franchisee transitions. That durability through multiple economic cycles, brand changes, and corporate restructurings is the most compelling proof of concept a buyer could ask for: this unit has earned its place in the market.
Listing Contacts
Listed by ParaSell Inc, Sands Investment Group Los Angeles
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Loan Amount
$0.00
Annual Debt Service
$--
$--
Annual Cash Flow
$25,920.00
$2,160.00/mo
Valuation Metrics
0
DSCR
6.56%
Cap Rate
6.56%
ROI
Map
Zoning
C-2 CommercialGeneral CommercialGeneral Commercial
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