FAMILY DOLLAR STORE #28421

1814 WEST BERRY STREET FORT WORTH TX

 Before describing Family Dollar in general as a corporation, along with its vision, it is pertinent to speak of this store (#28421) in particular. Located east of Texas Christian University, west of Highway 35, south of the famed medical district, and north of Highway 20 and beautiful hill country, this store is in a prime location. New developments are cropping up all around it, thus increasing traffic flow as well as doubling the property’s value in recent years. It is situated on a hard corner at the intersection of two major streets, one being West Berry which leads to TCU’s campus only a mere mile away. Bigger than the typical Family Dollar store, this building is roughly 9,000 square feet and situated on nearly half an acre. Also, in August 2019, Family Dollar renovated the inside of the store as part of the new direction since acquired in 2015 by Dollar Tree, calling it “H2 Renovations,” which included new equipment, a new layout of aisles, and new products, including beer and wine.

Family Dollar Corporate, wholly owned by Dollar Tree (stock symbol DLTR)

When it comes to getting value for everyday items for the entire family in an easy to shop, neighborhood location, Family Dollar is the best place to go. One of the nation’s fastest growing retailers, Family Dollar offers a compelling assortment of merchandise for the whole family ranging from household cleaners to name brand foods, from health and beauty aids to toys, from apparel for every age to home fashions, all for everyday low prices. While shoppers can find many items at $1 or less, most items in the store are priced below $10, which makes shopping fun without stretching the family budget.

As shoppers enter their neighborhood Family Dollar, they’ll find great values on the name brands they trust in a clean, well-organized store staffed with friendly team members who are members of the local community. The average size of a Family Dollar store is approximately 7,000 square feet, and most stores are operated in leased facilities. This relatively small footprint allows the Company to open new stores in rural areas and small town, as well as in large urban neighborhoods. Within these markets, the stores are located in shopping centers or as free-standing building and all are convenient to the Company’s customer base.

Family Dollar offers a compelling mix of merchandise for the whole family. Ranging from an expanded assortment of refrigerated and frozen foods and health and beauty items to home décor and seasonal items, Family Dollar offers the lowest possible price, the name brand and quality private-brand merchandise customers need and use every day.

For more about Family Dollar, owned by Dollar Tree, here is a link to their site. https://www.familydollar.com/about-us

TACO CASA IN COLLEGE STATION/BRYAN, TEXAS

616 NORTH EARL RUDDER FREEWAY

About Taco Casa corporate:

Founded in 1972 by Roy and Shelda Upshaw and headquartered in Fort Worth, Texas, Taco Casa was built on the ideas that high quality Tex-mex should be consistent and affordable, while providing friendly and fast service to a loyal customer base with happy employees.  The sixteen-item menu has remained the same since the company’s inception with such customer favorites as the chilada, the super burrito, the tostado, and the chili burger.  Since its founding, Taco Casa has expanded to approximately 100 franchise locations all in the great state of Texas as well as a handful in Oklahoma. With its emphasis on fresh food, consistent quality, and friendly, fast service, Taco Casa has remained unique among its competitors for all these years, and is still going strong in the state with arguably the best economy in the US. Franchisees are highly motivated and monitored by those at HQ, while also being prepared for success in their local franchise. The emphasis on fresh, never frozen, and the controlled expansions over the years have enabled Taco Casa to remain highly successful and to retain enthusiastic customers.

About franchise store #68 in Bryan / College Station:

Libertae Vitae LLC acquired this particular Taco Casa franchise in November 2019. It is located in a prime location off state highway 6, or North Earl Rudder Freeway, situated between Bryan and College Station, Texas. Respectively, these twin cities are home to Blinn College and research-based Texas A & M University, which have a combined enrollment of nearly 100,000 students. The total metropolitan area has a population of nearly 300,000 people, including the college students, and is home to companies such as Fortune 500’s Cognizant , Sanderson Farms, and Reynolds and Reynolds. This region of Texas is part of the “Texas Triangle,” which facilitates the majority of economic activity of over 80% in the state.  LV LLC was fortunate to acquire one of the most profitable TC franchises south of the Dallas-Fort Worth metroplex in this thriving area in Brazos County. The franchise location here was opened in 2013 by a Texas A&M graduate. This store’s prior success was due to the hard work, consistent performance, and hands-on management by its operators and LV’s former tenants, Tim and Ali, who developed a great customer fanbase there in Bryan and College Station. They made the store’s décor quite unique with Texas A & M University memorabilia and an impressively large mural of the school’s traditions on the wall as seen in the photos. Everything is bigger in Texas as they say! In August 2020, Tim decided to seek greener pastures, and sold the franchise to my new tenant CTG Bryan Taco Casa, LLC, who also took over the Lease, of which the first term runs through October 31, 2029.

TAKE 5 OIL CHANGE &

CLEAR CHANNEL BILLBOARD

2544 WESLEY CHAPEL RD DECATUR/ATLANTA GEORGIA

About Take 5 corporate:

Take 5 Oil Change is (or should be) one’s neighborhood go-to oil change spot. Founded in 1984, in Metairie, Louisiana, they have been changing oil for over 35 years now, and have grown their drive-thru style to half the country. They pride themselves on two things: keeping it super-friendly and letting one stay in the comfort of your car or truck for the oil change. The goal at Take 5 Oil Change is that they try to make the customer the most enjoyable and the quickest as the appointment can be. They pride ourselves in their friendly, knowledgeable technicians, their oil change expertise and their efficient process that gets the customer on his or her way safely and swiftly. Take 5 also promotes its franchise program to people who want to own multiple units with its proven product and superior service in the automotive industry. They took inspiration from the hospitality industry to transform the mundane task of getting an oil change into an enjoyable customer-focused experience. Their revolutionary drive-through oil change services can be found in over 500 locations in 18 states. As Take 5 continues to expand, they specifically want to grow their brand presence through franchising in the Southeast United States. Take 5 is part of the many automotive service companies under the larger corporation, Driven Brands. Driven Brands, a publicly traded company on NASDAQ, also owns other familiar companies like Meineke, ABRA, Maaco, Uniglass, 1-800 Radiator & A/C, and Car Wash USA Express.

About Atlanta and franchisee/tenant Toxaway Automotive Group:

Libertae Vitae LLC acquired this particular Take 5 franchise in July 2022. It is located in a prime location off of the I-20 Interstate and Wesley Chapel in Decatur, Georgia, which is part of the bustling Atlanta metroplex. Atlanta is one of the fastest growing and most popular cities in the entire United States, and this franchisee, Toxaway Automotive Group (TAG), has chosen a prime location for one of his Take 5 locations. The metropolitan area has a population of over 6,000,000 people, including the college students, and is home to companies such as Fortune 500’s Home Depot, Coca-Cola, Delta Air Lines, and Norfolk Southern. The Atlanta metroplex also hosts the College Football Hall of Fame, Georgia Aquarium, Centennial Olympic Park, and the Martin Luther King, Jr. National Historical Park.

LV LLC was fortunate to acquire one of the most profitable TAG franchises in this thriving area east of Atlanta. This location opened in July 2021, and is the third of eight, which is only the beginning for Toxaway Automotive, which also has other businesses under its umbrella, but specializes in Take 5 franchises. This location, store #1091 is surrounded by big box retail, like Home Depot, and smaller national brands like Chipotle, Chick-Fil-A and Krispy Kreme, and benefits from the nearly 300,000 VPD.

About secondary tenant Clear Channel:

Another reason for acquisition of this site by LV LLC was, not just the location and Toxaway Automotive as a superb, primary tenant, but the inclusion of a second tenant, namely, Clear Channel. Clear Channel Outdoor, which is one of the largest outdoor advertisers, owns the billboard located on site, which benefits greatly from the traffic and eyeballs. This billboard has tremendous upside for increased revenues, due to the inevitable growth of Decatur and Atlanta. Clear Channel Outdoor is publicly traded on the NYSE. In summary, this location, along with its two tenants, make this a prime acquisition for Libertae Vitae.

CARVER TIRE PROS & AUTOMOTIVE SHOP

2060 HIGHWAY 155 N McDONOUGH/ATLANTA GEORGIA

About Carver Tire Pros & Automotive:

Carver Tire Pros & Automotive is the locally owned and operated, go-to oil change spot in McDonough, and has been for decades. Since 1989, they have been providing top quality service for the customer, be it changing tires, repairing engines, maintaining ABS and traction controls, suspensions, diagnostics, and so much more. They are AAA approved and ASE certified. Carver Tire is a complete, one-stop shop for all their customers’ needs in and around McDonough. Their mission is to provide our customers with the highest quality service possible, at a fair price, and this is evident with the multiple sites showing 5 Star reviews. Another unique aspect of Carver Tire is that they are owned and operated by military veterans, who proudly served our great country.

About McDonough and tenant NR Automotive Inc.:

Libertae Vitae LLC acquired this particular land and lease of Carver Tire in August 2022. It is located in an excellent location off interstate I-75 and Highway 155 in McDonough, Georgia, which is between the bustling Atlanta metroplex, and Savannah, home to the most active port in the United States. McDonough has an extraordinary per household income of $120,000, which shows the affluence of this charming, bedroom community of Atlanta, with around 23,000 residents. Atlanta is one of the fastest growing and most popular cities in the entire United States, which has a metropolitan area of over 6,000,000 people, including the college students. Atlanta is home to Fortune 500 companies like Home Depot, Coca-Cola, Delta Air Lines, and Norfolk Southern. The Atlanta metroplex also hosts the College Football Hall of Fame, Georgia Aquarium, Centennial Olympic Park, and the Martin Luther King, Jr. National Historical Park.

LV LLC was fortunate to acquire this profitable entrepreneur’s land and lease southeast of Atlanta. Carver Tire was formerly owned by NR Automotive Inc., which is a subsidiary company of Northern Rock USA, which ultimately backs the owner and the lease for Carver Tire. The mission of Northern Rock is to enable great American small businesses to outperform by empowering our veteran community to succeed. Northern Rock has various programs to help veterans, ranging from executive leadership to tradesman training to job relocation. NR also invests in land and has other subsidiary companies and partnerships, but the focus on veterans makes this company truly special. This location is one of many for NR Automotive, which has plans to expand aggressively and wisely. This store is surrounded by big box retail, like Kroger, and other national retail brands like Burger King, Chick-Fil-A, Advanced Auto Parts, Walgreens, McDonald’s, Valero, and many others there in the heart of McDonough.

In summary, this location and tenant lease make this a prime acquisition for Libertae Vitae.

History of LT Shopping Center

"precious cornerstone"—

SOLD in April 2022!!!

What does the “LT” stand for? Because the LT Shopping Center is the cornerstone of the entire portfolio, it is the lithos timios, or as translated from the Greek, “precious cornerstone”. 

Before acquisition, this corner was a Chevron gas station with an adjacent mechanic and tire shop. It had been a staple in Mountain Brook for some forty plus years, but it had become dilapidated and was not to the HABU (“highest and best use”) for the location. 

This property was acquired on January 19, 2007. It was decided that much more could be done with such an invaluable location, with its best use suited for retail. Retail Specialists, Inc., was instrumental in the investment and market analyses in this decision and strategy. This would mean that a new building would have to be built and that maximum space of the lot achieved before the new city council restrictions took place which limited the size of any new development. 

At this point around April of 2007, demolition, environmental clean-up, and deed restriction removal was directed by the founder, but aided by the talents of Charles Denaburg of Najjar Denaburg. In the end, all was accomplished and the site was ready for build in August of 2007.

The founder hired an exceptional architectural father and son team, Lauren and Brian Barrett, on October 15, 2007, who possessed a solid track record of noteworthy designs. After several consultations, a new building was designed with over 9,100 square feet, included an outside patio and a second floor with balcony seating, an unknown in Mountain Brook, that overlooks the bustling Village Circle.

After a handful of interviews with various construction companies, in March 2008, the founder hired an an aggressive and talented individual, Will Ross, who was with a smaller firm, Nearen Construction at the time. This allowed for construction to begin in April of 2008 by Mr. Ross, who while cutting costs and exceeding the time deadlines, erected a beautiful building which fits the English Tudor style of the Mountain Brook Village, a historic location with development dating back to the 1920’s.

The anchor tenant was signed on February 26, 2008, with a successful restaurateur who spent several months finishing out the interiors of both spaces. The two restaurants were open for business in March of 2009, with very unique concepts in both, one downstairs and one upstairs. However, due to poor management by the owners, mundane food choices, and sloppy service, the tenant was removed from LTSC at the end of 2018. The owner has replaced that one tenant, which operated as two separate restaurants with two new tenants, which are a much better fit for spaces set to open in September of 2019. Upstairs will be renovated and opened as an Asian fusion restaurant and bar by an accomplished and creative chef, Abhi Sainjek. The downstairs space, formerly a whiskey bar, will be operated and owned by David Carrigan, an established bar owner with delicious upscale pub-style food and various craft beers and cocktails.

On February 12, 2009, a year later than the original anchor tenant from 2008, despite the difficult economic climate, the Landlord found and signed a second tenant. This was a high-end nail salon, Envy Nails, owned and operated by Skye Phan, who opened for business in April of 2009. He renewed his latest option and plans to stay for the long term. As of August 2019, he has been at LTSC longer than anyone, and has a tremendously loyal following.

The third initial tenant, Swoop, an upscale children’s retailer, was signed on May 8, 2012. However, after five years of repeated late payments and poor sales, the Landlord decided to replace them with a company that was much more of a fit for Mountain Brook and the space. This tenant is South Oak Title, who has locations in Alabama, Florida, and Tennessee. They were signed to an initial five year lease on March 16, 2018, and consider this latest office as a boutique store, catering to the MB residents for residential and commercial title and closings, with simple, yet high-tech methods. The space renovated and signage out front that South Oak has done is first class, just like their owners and employees.

SOLD April 2022!-Tenants of LT Shopping Center

Carrigan’s Public House MTB

Carrigan’s Pub House MTB opened its second location at the LT Shopping Center in November 2019, adding the best outdoor patio in Mountain Brook. David Carrigan, operator and owner, is an established name in Birmingham, and is well known for his unique, upscale pub food, and his craft cocktails and beer selections. With his new construction, there will be ample seating areas and an enclosed patio, which will provide seating year round for MB locals and his loyal customers of the Birmingham metroplex.

Envy Nails

Envy Nails is a high-end salon that serves primarily the Mountain Brook community, but it also serves greater Birmingham. Whether one needs a typical manicure, detailed pedicure, or various foot treatments, Envy Nails is able to accommodate. They also host bridal parties and kids' birthday groups for a fun few hours of pampering. 

Abhi Eatery + Bar Mountain Brook

Abhi Eatery opened its second location at the LT Shopping Center in December 2019, after 11 months of construction, ensuring the inside was perfect. Abhi, executive chef and owner, is well known and loved in Birmingham for his warm personality and Asian fusion style menu, featuring some popular items like Momos dumplings, the Wham Bam Birmingham sushi roll, and the spicy salmon salad. He will also be serving signature craft cocktails that have become his bartender’s calling card. Being on the second floor, there will be optimum views overlooking Mountain Brook Village for his patrons.

South Oak Title Mountain Brook

South Oak Title has several locations in Alabama, Florida, and Tennessee, but now has opened its latest location in the heart of the Mountain Brook community in Mountain Brook Village. South Oak Title creates a better title and closing experience for clients by using cutting-edge technology and customer service that we tailor to meet our client’s needs. Using state of the art closing software we have transformed the way our client’s do business into the best title experience.

SOLD!-Industrial Properties & Parcels

In December of 2011, four vacant warehouses and two parcels of land were acquired in Alabama and Florida. The Panama City, Florida property had two warehouses, which was owner-financed in June of 2013, and was paid off in January of 2017. The industrial properties, located in Oneonta, Alabama, a bedroom community 40 miles northeast of Birmingham, were three parcels in which two were vacant lots and one had two warehouses, which was one of the largest land masses left for sale in this rural town. All are zoned for commercial use to lease or buy. Though one parcel sold in September of 2016, the other parcel and lot with the warehouses remained listed despite being located on main roads into the town. As of August 2020, despite being on the market since 2011, these two had not been sold. However, the perfect buyer came along and both were sold and closed on September 17, 2020!
 

BLOUNT COUNTY WAREHOUSES AND LARGE TRACT ON MAIN HIGHWAY

This commercial-use property has a large warehouse with offices of 12,000 SF, and a smaller warehouse of 1,769 SF that could also serve as office space. The buildings are vacant, and ready to be occupied on short notice. Nearby businesses include Wal-Mart and Blount County Tractor. Both are situated on the largest remaining tract of contiguous land in Blount County, totaling 8.7 acres. with over 300 feet of frontage to Highway 75, the main road in the area. 

Please click the picture below to begin the slideshow below for this one-of-a-kind property. 

VACANT PARCEL ON MAIN HIGHWAY

 This vacant parcel is located directly off Highway 231 and Champion Road, and is situated near other businesses and across from a nice residential neighborhood. Zoned for commercial use, it is ready to be developed and has fantastic visibility for any business. It is 4 acres with 200+ feet of frontage. 

Please click the picture below to begin the slideshow below for this unique property. 

SOLD!—-Greystone Chick-Fil-A History

From dilapidated C-Store to dynamic Chick-Fil-A store

Beginning in March of 2013, Libertae Vitae, LLC began discussions with Chick-Fil-A management regarding one of C-Stores that LV, LLC owned located in a prime location in the metroplex. A Letter of Intent was executed on April 30, 2013, and after further negotiations, an executed lease was executed on July 8, 2013. While the finalization seemed to be a fait accompli, (an actual French saying hence the italics - not misspelled) the inspection period lasted for several months due to various obstacles from the Alabama Department of Transportation (ALDOT).

In May 2014, the inspection period ended, and both parties executed amendments for gaining access to adjacent streets and for ingress roadwork. ALDOT surprisingly approved the final designs, and CFA waived the remaining Permitting Period on July 30, 2014. LV, LLC had to fulfill its final obligation, which was to demolish the vacated C-store and get environmental clearance so that the Commencement Period of 120 days could begin, thus putting the date of receiving the first check that much faster. 

LV, LLC, in August 2014, began process of demolition for the now vacated C-store, though interviews and vetting had begun with various parties in June of 2013. As with other projects, the founder sticks to the criteria of excellent execution, fair cost, and fast speed as the determining factors. Milam & Co. began demotion of the old C-store in August 2014, and environmental testing of the soil and water was done by PPM.  

It was during this time of demolition and environmental work, that a Second Amendment was executed on September 12, 2014, between LV, LLC and CFA for vapor mitigation system financing. The environmental clearance letter was obtained on September 18, 2014, thus allowing CFA to begin building the new store. After a few more weeks of preparing the site, it was on October 10, 2014 that CFA acknowledged that LV, LLC had done all that was required. Libertae Vitae would officially be the ‘new’ landlord, and thus, the Commencement Period of 120 days began. CFA began in November 2014 and finished construction in late February 2015. Rent Commencement began on February 9, 2015, and the new restaurant opened officially on March 12, 2015.

After two years of work and overcoming various obstacles, the owner at Libertae Vitae came to appreciate why he got involved with such a product in first place — a great tenant that provides a desired product, as well as an increase in the value of the property. This project is truly a “win-win-win” for LV, LLC, for CFA due to the location and for those customers who live and work nearby. Without a doubt, the surrounding communities have embraced CFA Greystone, as this store is actively involved in participating at local events. 

This particular store, "Greystone," is aptly named since it is adjacent to the prestigious Greystone Country Club and its residential developments. The location in Shelby County is on a large corner lot, situated at the intersection of two major highways in Birmingham, Highway 280 and Highway 119. The store serves the residents and businesses of Hoover, Inverness, and most of Shelby County. The long-term vision of both Libertae Vitae and Chick-Fil-A Greystone is that it graciously serves surrounding communities, but also to hopefully be one of the highest grossing stores in the nation.