Gas Station Development
For Sale
$749,000
140-32974 Sullivan Rd, Gustine, CA 95322
H-I-C-zoned commercial property with freeway interchange access and an existing service building and shop area.
Property Size1,631 SF
Lot Size1.00 Acre
Price / SF$459.23
Days on Market64
Property Features for 140-32974 Sullivan Rd
General Information
Standard status
Active
Size
1,631 SF
Lot size
1.00 Acre
Zoning
H-I-C
Site & Location
Traffic Count
45,700 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Land Use
commercial
Service Bays
2
Amenities
two-bay shop
Building Details
Buildings
1
Listing Agency:
Tinetti Realty
3256159
Listed By:
Amanvir Singh · License #02242013
3256159
Source:
Exprealty
Added: Jun 9
Changed: Aug 11
Last Checked: Aug 11 at 5:40AM
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 Tinetti Realty
Investment Insights
Based on property information with market context.
Located at the Interstate 5 and Highway 140 interchange in Gustine, this approximately 1-acre commercial property is classified under Highway Interchange Commercial zoning. Improvements include a 1,631 SF commercial building and a two-bay shop area, with prior automotive repair and service use on the site.
The property has access from the freeway interchange and Highway 140, with reported traffic of approximately 45,700 average vehicles per day in 2023. Merced County zoning information identifies vehicle service stations as a permitted use in the H-I-C zone, subject to zoning clearance review. A truck stop may also be considered through an Administrative Permit process. Zoning, utilities, water, sewer or septic systems, environmental conditions, and development potential require verification with Merced County.
The property has access from the freeway interchange and Highway 140, with reported traffic of approximately 45,700 average vehicles per day in 2023. Merced County zoning information identifies vehicle service stations as a permitted use in the H-I-C zone, subject to zoning clearance review. A truck stop may also be considered through an Administrative Permit process. Zoning, utilities, water, sewer or septic systems, environmental conditions, and development potential require verification with Merced County.
Key Highlights
- Approximately 1 acre at the Interstate 5 and Highway 140 interchange
- Highway Interchange Commercial (H‑I‑C) zoning
- Existing 1,631 SF commercial building
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
$24,758
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
3.31%
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%
$495,160
$495.2K
Cap Rate 7%
$353,686
$353.7K
Cap Rate 9%
$275,089
$275.1K
Market Conditions
NOI Build-Up for 1,631 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
$35.2K $21.60/SF
− Vacancy
−$2.2K −$1.36/SF
EGI
$33.0K $20.24/SF
− OpEx
−$8.3K −$5.06/SF
NOI
$24.8K $15.18/SF
Area
Merced County, CA
Vacancy
6.30%
Lease Rate
$21.60 /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%
$495,160
Cap Rate 7%
$353,686
Cap Rate 9%
$275,089
Alternative Uses
Best Use
Specialty Retail
$353.7K
$309.5K – $412.6K
NOI $24,758 @ 7.0% cap · market cap 3.31%
Second Best
Industrial
$151.4K
$132.5K – $176.6K
NOI $10,598 @ 7.0% cap · market cap 1.41%
Theoretical Best
Healthcare Medical
$359.8K
$314.9K – $419.8K
NOI $25,189 @ 7.0% cap · market cap 3.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Service bays
45,700 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
20k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Chevron
Shops & Services
16,223 visits/mo
0.1 miles
Sinclair
Shops & Services
4,175 visits/mo
0.0 miles
Demographics for 95322, CA
10,381
Population
3,785
Households
2.7
Avg Household Size
34
Median Age
9%
College-Educated
72%
High-School Grad
169.4 sq mi
ZIP Area
61
Density / Sq Mi
$64,104
Median Household Income
$32,460
Median Earnings
$1,270
Median Rent
$433,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Gas station - H-I-C-zoned commercial property with freeway interchange access and an existing service building and shop area.
Where is this gas station located?
The property is located at 140-32974 Sullivan Rd Gustine, CA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Approximately 1 acre at the Interstate 5 and Highway 140 interchange; Highway Interchange Commercial (H‑I‑C) zoning; Existing 1,631 SF commercial building
