Renovated Gas
For Sale
$2,443,000
3710 FM 1488, Conroe, TX 77384
Signalized corner location combines fuel sales, convenience retail, and a true triple-net lease structure.
Property Size5,600 SF
Lot Size1.50 Acres
Price / SF$436.25
Days on Market35
Property Features for 3710 FM 1488
General Information
Standard status
Active
Size
5,600 SF
Lot size
1.50 Acres
Property subtype
Auto Service - Gas-Conv
Net Operating Income
$127,050
Financials
Asking Price
$2,443,000
Cap Rate
5.2%
Additional Details
Road Access
Yes
Amenities
Tenant Since 2011
Tenant Recently Extended for Five Years
Located on Signalized, Hard-Corner of FM 1488 Road and Kuykendahl Road
Recently Renovated
Average Household Income Within 5 Miles is $174,482
Significant Population Growth Projected
Building Details
Building Size
5,600 SF
Year Built
2011
Year Renovated
2024
Buildings
1
Tenancy
Single
Listing Agency:
Houston Office
Listed By:
Gus Lagos · License #License(s): TX: 419197
(713) 452-4257
Source:
Marcusmillichap
Added: Aug 2
Changed: Aug 28
Last Checked: Sep 4 at 2:24AM
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 Houston Office
Investment Insights
Based on property information with market context.
This gas station and convenience store occupies a 1.50-acre parcel at 3710 FM 1488 in Conroe, Texas. The 5,600-square-foot building was constructed in 2011 and renovated in 2024. The property operates under the Circle K brand with Valero fuel and is positioned at the signalized intersection of FM 1488 Road and Kuykendahl Road.
The location records 49,070 vehicles per day on FM 1488, with combined traffic at the intersection exceeding 60,000 vehicles per day. Nearby traffic generators and retailers include H-E-B, CVS Pharmacy, Tesla, Quick Quack Car Wash, Burger King, and SmartStop Self Storage. The surrounding five-mile population is approximately 147,721 and is projected to increase 8.72 percent by 2030.
Circle K recently extended the lease for five years under a true triple-net structure. The agreement includes five additional five-year renewal options, with 10 percent rent increases during each option period. The property carries a 5.20% cap rate.
The location records 49,070 vehicles per day on FM 1488, with combined traffic at the intersection exceeding 60,000 vehicles per day. Nearby traffic generators and retailers include H-E-B, CVS Pharmacy, Tesla, Quick Quack Car Wash, Burger King, and SmartStop Self Storage. The surrounding five-mile population is approximately 147,721 and is projected to increase 8.72 percent by 2030.
Circle K recently extended the lease for five years under a true triple-net structure. The agreement includes five additional five-year renewal options, with 10 percent rent increases during each option period. The property carries a 5.20% cap rate.
Key Highlights
- 5,600‑square‑foot building on a 1.50‑acre parcel
- Constructed in 2011 and renovated in 2024
- Signalized intersection at FM 1488 Road and Kuykendahl Road
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
$98,961
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
4.05%
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%
$1,979,220
$2.0M
Cap Rate 7%
$1,413,729
$1.4M
Cap Rate 9%
$1,099,567
$1.1M
Market Conditions
NOI Build-Up for 5,600 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
$139.8K $24.96/SF
− Vacancy
−$7.8K −$1.40/SF
EGI
$131.9K $23.56/SF
− OpEx
−$33.0K −$5.89/SF
NOI
$99.0K $17.67/SF
Area
Montgomery County, TX
Vacancy
5.60%
Lease Rate
$24.96 /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%
$1,979,220
Cap Rate 7%
$1,413,729
Cap Rate 9%
$1,099,567
Alternative Uses
Best Use
Specialty Retail
$1.41M
$1.24M – $1.65M
NOI $98,961 @ 7.0% cap · market cap 4.05%
Second Best
Retail
$1.08M
$949.2K – $1.27M
NOI $75,934 @ 7.0% cap · market cap 3.11%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
352
Businesses Nearby
136k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 55%
Shops & Services 37%
Dining 7%
Beauty & Spa 1%
H-E-B
Groceries
63,728 visits/mo
0.2 miles
H-E-B Fuel
Shops & Services
16,149 visits/mo
0.1 miles
Valero Energy
Shops & Services
12,978 visits/mo
0.1 miles
Spec's
Groceries
11,594 visits/mo
0.1 miles
Quick Quack Car Wash
Shops & Services
8,998 visits/mo
0.2 miles
Demographics for 77384, TX
23,952
Population
11,658
Households
2.1
Avg Household Size
39
Median Age
56%
College-Educated
98%
High-School Grad
18.4 sq mi
ZIP Area
1,302
Density / Sq Mi
$103,745
Median Household Income
$68,856
Median Earnings
$1,473
Median Rent
$420,400
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 - Signalized corner location combines fuel sales, convenience retail, and a true triple-net lease structure.
Where is this gas station located?
The property is located at 3710 FM 1488 Conroe, TX.
What is the asking price?
The asking price for this property is $2,443,000.
What are key features of this property?
This property features: 5,600‑square‑foot building on a 1.50‑acre parcel; Constructed in 2011 and renovated in 2024; Signalized intersection at FM 1488 Road and Kuykendahl Road
