Profitable Gas Station For
For Sale
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Pending
11931 W Janesville Rd, Hales Corners, WI 53130
Successful BP gas station and convenience store in Hales Corners.
Property Size3,446 SF
Days on Market279
Property Features for 11931 W Janesville Rd
General Information
Standard status
Pending
Size
3,446 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Building Details
Tenancy
Multi
Listing Agency:
CENTURY 21 Aspire Group
(920) 374-1282
Listed By:
Brad Broecker · License #WI
Source:
Crexi
Added: Nov 5, 2025
Changed: Aug 8
Last Checked: Jul 24 at 8:53AM
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 CENTURY 21 Aspire Group
Investment Insights
Based on property information with market context.
This BP gas station and convenience store is located in the Village of Hales Corners, approximately 6 minutes from I-43. The property includes a convenience store, public restrooms, and a car wash (currently inactive). The gas station offers regular, midgrade, premium, and diesel fuels from 4 double pumps. The property features a large canopy and black top area with a convenient driveway exit from the car wash. The property size is 3446 square feet. The location benefits from high daily traffic counts of 12,900. The property also features a large lot for additional storage or expansion. This is a turnkey operation with all equipment necessary to continue the business. The oil agreement is fully transferable.
Key Highlights
- Extremely successful, turn‑key BP gas station and convenience store in a prime location.
- High daily traffic count (12,900) ensures consistent customer flow.
- Includes all equipment necessary for continued operation and a transferable oil agreement.
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
$46,454
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
3.44%
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%
$929,080
$929.1K
Cap Rate 7%
$663,629
$663.6K
Cap Rate 9%
$516,156
$516.2K
Market Conditions
NOI Build-Up for 3,446 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
$65.3K $18.96/SF
− Vacancy
−$3.4K −$0.99/SF
EGI
$61.9K $17.97/SF
− OpEx
−$15.5K −$4.49/SF
NOI
$46.5K $13.48/SF
Area
Milwaukee County, WI
Vacancy
5.20%
Lease Rate
$18.96 /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%
$929,080
Cap Rate 7%
$663,629
Cap Rate 9%
$516,156
Alternative Uses
Best Use
Specialty Retail
$663.6K
$580.7K – $774.2K
NOI $46,454 @ 7.0% cap · market cap 3.44%
Second Best
Retail
$498.3K
$436.0K – $581.3K
NOI $34,880 @ 7.0% cap · market cap 2.58%
Theoretical Best
Office A
$817.2K
$715.0K – $953.4K
NOI $57,202 @ 7.0% cap · market cap 4.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Explore this area
Business Placement
Demographics for 53130, WI
7,743
Population
3,279
Households
2.4
Avg Household Size
44
Median Age
42%
College-Educated
95%
High-School Grad
3.2 sq mi
ZIP Area
2,420
Density / Sq Mi
$86,806
Median Household Income
$53,544
Median Earnings
$1,274
Median Rent
$290,400
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Successful BP gas station and convenience store in Hales Corners.
Where is this gas station located?
The property is located at 11931 W Janesville Rd Hales Corners, WI.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Extremely successful, turn‑key BP gas station and convenience store in a prime location.; High daily traffic count (12,900) ensures consistent customer flow.; Includes all equipment necessary for continued operation and a transferable oil agreement.
