Building Details

Year Built 2008

Listing Agency: Crye-Leike REALTORS, Gentry d***@me.com Show Phone

Listed By: Delton Williams · License #PB00054955 Show Phone

Source: Exitrealty

Added: Nov 22, 2024 Changed: Aug 8 Last Checked: May 19 at 10:03PM

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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 Crye-Leike REALTORS, Gentry

Investment Insights

Based on property information with market context.

This is a 14,280 square foot truck stop, convenience store, liquor store, and restaurant. It benefits from high visibility and significant passenger and truck traffic. The property offers multiple revenue streams, including a liquor license, and ample room for expansion. New pumps and data system are in place. The business is non-branded. The property is located at 1190 Highway 59, Decatur, AR 72722. The property size is 14,820 square feet. Possible owner financing may be available.

Key Highlights

• High visibility location with significant passenger and truck traffic.
• Multiple revenue streams: truck stop, convenience store, liquor store, and restaurant.
• Includes a liquor license.

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

$199,323

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

7.82%

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%

$3,986,460 $4.0M

Cap Rate 7%

$2,847,471 $2.8M

Cap Rate 9%

$2,214,700 $2.2M

Market Conditions

NOI Build-Up for 14,820 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

$284.5K $19.20/SF

− Vacancy

−$18.8K −$1.27/SF

EGI

$265.8K $17.93/SF

− OpEx

−$66.4K −$4.48/SF

NOI

$199.3K $13.45/SF

Area

Benton County, AR

Vacancy

6.60%

Lease Rate

$19.20 /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%

$3,986,460

Cap Rate 7%

$2,847,471

Cap Rate 9%

$2,214,700

Alternative Uses

Best Use

Specialty Retail

$2.85M

$2.49M – $3.32M (±1% cap)

NOI $199,323 @ 7.0% cap · market cap 7.82%

Second Best

Retail

$2.41M

$2.11M – $2.81M (±1% cap)

NOI $168,594 @ 7.0% cap · market cap 6.61%

Theoretical Best

Office A

$4.07M

$3.56M – $4.75M (±1% cap)

NOI $285,085 @ 7.0% cap · market cap 11.18%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Truck stops

Suggested Use

Top Pick Parking Lot & Garage Building Supply Auto Parts Store Big Box & Wholesale Store Storage Facility (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

112

Businesses Nearby

Explore this area Business Placement

Demographics for 72722, AR

3,087

Population

1,208

Households

2.6

Avg Household Size

36

Median Age

19%

College-Educated

81%

High-School Grad

39.4 sq mi

ZIP Area

78

Density / Sq Mi

$52,333

Median Household Income

$41,343

Median Earnings

$788

Median Rent

$178,200

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Truck stop - 14,280 SF truck stop with multiple revenue streams.

Where is this truck stop located?

The property is located at 1190 Highway 59 Decatur, AR.

What is the asking price?

The asking price for this property is $2,550,000.

What are key features of this property?

This property features: High visibility location with significant passenger and truck traffic.; Multiple revenue streams: truck stop, convenience store, liquor store, and restaurant.; Includes a liquor license.