Convenience Store and Gas
For Sale
Contact for pricing
10490 Beals Chapel Rd, Lenoir City, TN 37772
Convenience store and gas station on one acre with indoor and outdoor seating and room to improve the deli/restaurant area.
Property Size3,200 SF
Lot Size1.00 Acre
Price / SF$237.50
Days on Market69
Property Features for 10490 Beals Chapel Rd
General Information
Standard status
Active
Size
3,200 SF
Lot size
1.00 Acre
Property subtype
Retail
Zoning
C-2
Additional Details
Business Included
Yes
Building Details
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Wallace Commercial
Listed By:
JW Deaver · License #TN 340299
Source:
Crexi
Added: Jul 1
Changed: Aug 14
Last Checked: Sep 6 at 9:36PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Wallace Commercial
Investment Insights
Based on property information with market context.
This convenience store and gas station property is located on approximately one acre and includes a building with both indoor and outdoor seating areas. The deli/restaurant portion of the building offers room for improvement, and the property currently supports an operating setup that includes a U-Haul business run by the owner, providing additional on-site income.
The site is on Beals Chapel Rd and is described as being convenient to Lenoir City and Farragut. The area is noted as having active development, and the property’s proximity to the water is described as driving boating and fishing traffic.
For prospective buyers, the mix of convenience retail, gas station operations, and an existing deli/restaurant seating component creates a practical, multi-use commercial footprint on a single site.
The site is on Beals Chapel Rd and is described as being convenient to Lenoir City and Farragut. The area is noted as having active development, and the property’s proximity to the water is described as driving boating and fishing traffic.
For prospective buyers, the mix of convenience retail, gas station operations, and an existing deli/restaurant seating component creates a practical, multi-use commercial footprint on a single site.
Key Highlights
- Convenience store and gas station on 1‑acre lot
- Indoor and outdoor seating areas, plus space for improvement in the deli/restaurant side
- Located on Beals Chapel Rd, convenient to Lenoir City and Farragut
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
$53,633
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
7.06%
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%
$1,072,660
$1.1M
Cap Rate 7%
$766,186
$766.2K
Cap Rate 9%
$595,922
$595.9K
Market Conditions
NOI Build-Up for 3,200 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
$74.9K $23.40/SF
− Vacancy
−$3.4K −$1.05/SF
EGI
$71.5K $22.35/SF
− OpEx
−$17.9K −$5.59/SF
NOI
$53.6K $16.76/SF
Area
Loudon County, TN
Vacancy
4.50%
Lease Rate
$23.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,072,660
Cap Rate 7%
$766,186
Cap Rate 9%
$595,922
Alternative Uses
Best Use
Specialty Retail
$766.2K
$670.4K – $893.9K
NOI $53,633 @ 7.0% cap · market cap 7.06%
Second Best
Retail
$656.6K
$574.6K – $766.1K
NOI $45,965 @ 7.0% cap · market cap 6.05%
Theoretical Best
Office A
$792.6K
$693.5K – $924.7K
NOI $55,480 @ 7.0% cap · market cap 7.30%
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
11
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 37772, TN
13,453
Population
6,186
Households
2.2
Avg Household Size
50
Median Age
39%
College-Educated
93%
High-School Grad
38.7 sq mi
ZIP Area
348
Density / Sq Mi
$95,164
Median Household Income
$50,566
Median Earnings
$1,292
Median Rent
$367,300
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?
Grocery and convenience store - Convenience store and gas station on one acre with indoor and outdoor seating and room to improve the deli/restaurant area.
Where is this grocery and convenience store located?
The property is located at 10490 Beals Chapel Rd Lenoir City, TN.
What is the asking price?
The asking price for this property is $760,000.
What are key features of this property?
This property features: Convenience store and gas station on 1‑acre lot; Indoor and outdoor seating areas, plus space for improvement in the deli/restaurant side; Located on Beals Chapel Rd, convenient to Lenoir City and Farragut
