Hanley Investment Group has closed the $12.18 million sale of a newly built 7‑Eleven convenience store and fueling facility in Madera, Calif., setting a new pricing benchmark for the brand's single-tenant assets in the state.
The transaction, involving a 4,644-square-foot store on more than four acres at Avenue 17 and Golden State Boulevard, reflects growing investor appetite for larger-format convenience retail properties that integrate traditional fuel, commercial diesel lanes and electric vehicle charging. The buyer, a private investor from the San Francisco Bay Area, acquired the asset shortly after the tenant began rent payments under a new 15-year triple-net lease.
While single-tenant 7‑Eleven deals are a well-established component of the net lease market, the Madera property stands out for its hybrid fueling configuration. The inclusion of dedicated commercial diesel lanes alongside EV infrastructure positions the asset within a small but expanding category of "next-generation" convenience retail, designed to serve both passenger vehicles and freight traffic. That dual demand profile is increasingly relevant in Central Valley markets, where logistics activity continues to expand along key corridors such as State Route 99.
The pricing underscores how investors are underwriting these newer formats. At more than $12 million, the deal sets a high-water mark for single-tenant 7‑Eleven assets in California, suggesting that buyers are willing to pay a premium for long-term leases with investment-grade tenants, when combined with differentiated site functionality and strong regional traffic drivers.
In this case, proximity to State Route 99 and the planned North Fork Mono Casino appears to have strengthened the location's long-term outlook. The site also benefits from its position as the only 7‑Eleven in Madera, effectively giving the operator a dominant local presence.
Hanley Investment Group represented the seller, Stock Five Development, which spent nearly four years entitling and developing the site from raw land into a fully operational fueling hub. The buyer was sourced before construction completion, a strategy that continues to gain traction among developers seeking to lock in exit pricing earlier in the development cycle while reducing lease-up risk.
The transaction also highlights a broader shift in how net-lease investors evaluate convenience retail. Traditional gasoline-only formats are gradually giving way to more complex fueling ecosystems that incorporate diesel, EV charging and expanded retail footprints. For investors, these assets can offer a combination of durable income and exposure to evolving transportation trends, though they also entail higher upfront costs and operational complexity during development.
Hanley's recent activity in the sector, including additional 7‑Eleven transactions in Sacramento, Clovis and San Bernardino, points to sustained demand for newly constructed assets tied to national operators. The firm has been particularly active in marketing newer prototype stores, including deals where fueling components are sold separately, reflecting varied investor preferences for different income streams within a single site.
With 7‑Eleven maintaining an investment-grade credit rating and continuing to expand its U.S. footprint, assets backed by the brand remain a core target for 1031 exchange buyers and private capital. The Madera sale suggests that when those fundamentals are paired with newer formats and strategic locations, pricing can move beyond traditional benchmarks.
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