Neighborhood Gas and Convenience
For Sale
$399,000
8300 WOODSON LATERAL Road, Hensley, AR 72065
COMMERCIAL/INDUSTRIAL, Hensley, AR
Property Size2,400 SF
Price / SF$166.25
Days on Market153
Property Features for 8300 WOODSON LATERAL Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
NZN No Zoning
Zoning description
NZN No Zoning
Subdivision
Metes & Bounds
Directions
From I 30 take 530 South to Exit 12 for E Woodson Lateral Road, Turn left from off ramp follow road to property
Standard status
Active
Size
2,400 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
PT SW NE SECT 20-2S11 MPDA COM
Tax Annual Amount
1719
Legal Description
PT SW NE SECT 20-2S11 MPDA COM
Building Details
Year built
1998
Floors in Building
1
Listing Agency:
Lake Hamilton Realty, Inc.
(501) 525-1466
Listed By:
Deborah Libby · License #00061778
(501) 538-2369
Added: Mar 26
Changed: Aug 19
Last Checked: Aug 25 at 4:06AM
MLS# 154659
Copyright © 2026 Hot Springs Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This neighborhood gas and convenience store offers a turnkey setup with fixtures and refrigerators included in the sale. The property is described as having no gas contract in place, providing flexibility for the next operator regarding gas arrangements. In addition to gas and convenience retail, it is noted that the location can support food and convenience operations, with liquor sales possible because it is in a wet county.
The property is located at 8300 WOODSON LATERAL Road in Hensley, Arkansas, in Pulaski County. Public remarks also indicate the store is conveniently situated next to the community park. Zoning is listed as NZN No Zoning.
Overall, this is a compact retail-focused property suited to neighborhood service and convenience use, with key in-place components included for continuity of operations.
The property is located at 8300 WOODSON LATERAL Road in Hensley, Arkansas, in Pulaski County. Public remarks also indicate the store is conveniently situated next to the community park. Zoning is listed as NZN No Zoning.
Overall, this is a compact retail-focused property suited to neighborhood service and convenience use, with key in-place components included for continuity of operations.
Key Highlights
- Neighborhood gas and convenience store building built in 1998
- Includes all fixtures and refrigerators with the sale
- No gas contract currently in place, allowing you to secure a new gas deal
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$26,313
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.59%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$526,260
$526.3K
Cap Rate 7%
$375,900
$375.9K
Cap Rate 9%
$292,367
$292.4K
Market Conditions
NOI Build-Up for 2,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$40.0K $16.68/SF
− Vacancy
−$2.4K −$1.02/SF
EGI
$37.6K $15.66/SF
− OpEx
−$11.3K −$4.70/SF
NOI
$26.3K $10.96/SF
Area
Saline County, AR
Vacancy
6.10%
Lease Rate
$16.68 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$526,260
Cap Rate 7%
$375,900
Cap Rate 9%
$292,367
Alternative Uses
Best Use
Retail
$375.9K
$328.9K – $438.6K
NOI $26,313 @ 7.0% cap · market cap 6.59%
Second Best
Specialty Retail
$347.7K
$304.2K – $405.7K
NOI $24,339 @ 7.0% cap · market cap 6.10%
Theoretical Best
Office A
$523.7K
$458.3K – $611.0K
NOI $36,662 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 72065, AR
5,305
Population
2,370
Households
2.2
Avg Household Size
42
Median Age
25%
College-Educated
90%
High-School Grad
62.6 sq mi
ZIP Area
85
Density / Sq Mi
$68,636
Median Household Income
$36,131
Median Earnings
$955
Median Rent
$191,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Neighborhood gas and convenience store with fixtures and refrigerators included, plus liquor sales possible in a wet county.
Where is this gas station located?
The property is located at 8300 WOODSON LATERAL Road Hensley, AR.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Neighborhood gas and convenience store building built in 1998; Includes all fixtures and refrigerators with the sale; No gas contract currently in place, allowing you to secure a new gas deal
