High-Volume Buhl Gas Station
For Sale
$1,300,000
1101 Broadway Ave N, Buhl, ID 83316
Profitable gas station and restaurant on a hard corner.
Property Size3,982 SF
Price / SF$326.47
Days on Market264
Property Features for 1101 Broadway Ave N
General Information
Standard status
Active
Size
3,982 SF
Property subtype
Fuel Station, C-Store & Restaurant
Building Details
Building Size
3,982 SF
Listing Agency:
(208) 490-0202
Listed By:
Jesse Sutherland
(208) 490-0202
Source:
Tokcommercial
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: Aug 12 at 3:56AM
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 Jesse Sutherland
Investment Insights
Based on property information with market context.
This property features a 3,982 SF free-standing building constructed in 1991. It includes a recently refurbished 100-seat restaurant and gas station. The business demonstrates strong performance, with a 2023 sale volume of $1,040,329 and projected repeat sales in 2024. Located on a hard corner with high visibility on Broadway Avenue N in Buhl, ID, the property is strategically positioned on the gateway to Hagerman Valley. It features 2 fuel pumps and underground tanks. The location sees 9,000 vehicles per day and is near Buhl’s schools. The property is the first and last convenience and gas station option for traffic entering and leaving the area. It includes 2, 2,000-gallon and 2, 1,000-gallon underground tanks installed in 1991 and state insured. Situated on Highway 30 in Southern Idaho, it provides a scenic route to Filer, Twin Falls, Kimberly, Burley, and Heyburn. Buhl is known as the “Trout Capital of the World” and is near Hagerman and 1000 Springs.
Key Highlights
- High‑performing business with strong 2023 sales volume of $1,040,329 and projected repeat sales in 2024.
- Includes a recently refurbished 100‑seat restaurant that can be owner‑operated or leased to a third party.
- Prime hard corner location with high visibility and high traffic count (9,000 vehicles per day).
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
$63,944
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
4.92%
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%
$1,278,880
$1.3M
Cap Rate 7%
$913,486
$913.5K
Cap Rate 9%
$710,489
$710.5K
Market Conditions
NOI Build-Up for 3,982 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
$87.4K $21.96/SF
− Vacancy
−$2.2K −$0.55/SF
EGI
$85.3K $21.41/SF
− OpEx
−$21.3K −$5.35/SF
NOI
$63.9K $16.06/SF
Area
Twin Falls County, ID
Vacancy
2.50%
Lease Rate
$21.96 /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%
$1,278,880
Cap Rate 7%
$913,486
Cap Rate 9%
$710,489
Alternative Uses
Best Use
Specialty Retail
$913.5K
$799.3K – $1.07M
NOI $63,944 @ 7.0% cap · market cap 4.92%
Second Best
Retail
$843.8K
$738.4K – $984.5K
NOI $59,069 @ 7.0% cap · market cap 4.54%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
269
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 100%
Don's Market
Groceries
3,222 visits/mo
0.5 miles
Demographics for 83316, ID
10,295
Population
4,279
Households
2.4
Avg Household Size
41
Median Age
21%
College-Educated
83%
High-School Grad
293.2 sq mi
ZIP Area
35
Density / Sq Mi
$61,378
Median Household Income
$36,541
Median Earnings
$825
Median Rent
$248,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Profitable gas station and restaurant on a hard corner.
Where is this gas station located?
The property is located at 1101 Broadway Ave N Buhl, ID.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: High‑performing business with strong 2023 sales volume of $1,040,329 and projected repeat sales in 2024.; Includes a recently refurbished 100‑seat restaurant that can be owner‑operated or leased to a third party.; Prime hard corner location with high visibility and high traffic count (9,000 vehicles per day).
