Established Fuel and Convenience
For Sale
Contact for pricing
404 N Parker, Janesville, WI 53545
Long-standing fuel and convenience store with diversified revenue streams.
Property Size2,753 SF
Price / SF$335.96
Days on Market180
Property Features for 404 N Parker
General Information
Standard status
Active
Size
2,753 SF
Total Parking Spaces
12
Property subtype
Retail
Building Details
Year Built
1978
Units
1
Listing Agency:
EXIT REALTY HGM
Listed By:
Lawton Team · License #79723-94
Source:
Crexi
Added: Feb 13
Changed: Aug 9
Last Checked: Aug 10 at 9:37AM
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 EXIT REALTY HGM
Investment Insights
Based on property information with market context.
This property presents an opportunity to acquire a fuel and convenience store located at 404 N Parker Dr in Janesville. The business, operating since 1978, benefits from its position on a signalized hard corner with high daily traffic. The location has established a community presence and repeat customer loyalty. Revenue streams include fuel sales, inside sales with liquor, and ancillary income. The fuel supply structure allows pricing strategy flexibility. The operation is currently absentee-owned, presenting an opportunity for a hands-on owner to streamline expenses and improve merchandising. The property size is 2753 square feet.
Key Highlights
- Established business since 1978, benefiting from nearly five decades of community presence and customer loyalty.
- Located on a signalized hard corner with strong daily traffic counts.
- Diversified revenue streams including fuel sales, strong inside sales with liquor, and ancillary income.
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
$43,439
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
4.70%
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%
$868,780
$868.8K
Cap Rate 7%
$620,557
$620.6K
Cap Rate 9%
$482,656
$482.7K
Market Conditions
NOI Build-Up for 2,753 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
$59.5K $21.60/SF
− Vacancy
−$1.5K −$0.56/SF
EGI
$57.9K $21.04/SF
− OpEx
−$14.5K −$5.26/SF
NOI
$43.4K $15.78/SF
Area
Rock County, WI
Vacancy
2.60%
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%
$868,780
Cap Rate 7%
$620,557
Cap Rate 9%
$482,656
Alternative Uses
Best Use
Specialty Retail
$620.6K
$543.0K – $724.0K
NOI $43,439 @ 7.0% cap · market cap 4.70%
Second Best
Retail
$474.7K
$415.4K – $553.9K
NOI $33,231 @ 7.0% cap · market cap 3.59%
Theoretical Best
Office A
$661.6K
$578.9K – $771.8K
NOI $46,310 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
171
Businesses Nearby
Explore this area
Business Placement
Demographics for 53545, WI
23,318
Population
11,170
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
94%
High-School Grad
22.5 sq mi
ZIP Area
1,036
Density / Sq Mi
$70,730
Median Household Income
$42,567
Median Earnings
$1,006
Median Rent
$204,000
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 - Long-standing fuel and convenience store with diversified revenue streams.
Where is this gas station located?
The property is located at 404 N Parker Janesville, WI.
What is the asking price?
The asking price for this property is $924,900.
What are key features of this property?
This property features: Established business since 1978, benefiting from nearly five decades of community presence and customer loyalty.; Located on a signalized hard corner with strong daily traffic counts.; Diversified revenue streams including fuel sales, strong inside sales with liquor, and ancillary income.
