Auto Spa and Quick
For Sale
$2,500,000
44110 Sterling Hwy, Soldotna, AK 99669
Established auto spa offering quick lube, tire changes, detailing, and auto repair services.
Property Size9,035 SF
Price / SF$276.70
Days on Market49
Property Features for 44110 Sterling Hwy
General Information
Standard status
Active
Size
9,035 SF
Additional Details
Business Included
Yes
Building Details
Year Built
2006
Listing Agency:
Jack White Real Estate
Listed By:
Mike McLane · License #13324
(907) 227-1533
Source:
Kachemakgrouprealestate
Added: Jul 23
Changed: Sep 8
Last Checked: Sep 7 at 3:12PM
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 Jack White Real Estate
Investment Insights
Based on property information with market context.
This established auto spa operation includes quick lube, tire change, detailing, and auto repair services. The property is presented for sale as a high-volume automotive business.
The offering is located at 44110 Sterling Hwy in Soldotna, Alaska.
The information provided focuses on the existing service mix for the business, supporting automotive use for operators seeking an on-site, established configuration.
The offering is located at 44110 Sterling Hwy in Soldotna, Alaska.
The information provided focuses on the existing service mix for the business, supporting automotive use for operators seeking an on-site, established configuration.
Key Highlights
- Established auto spa business offering quick lube and detailing services
- Provides tire change services
- Also offers auto repair services
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
$145,413
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
5.82%
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%
$2,908,260
$2.9M
Cap Rate 7%
$2,077,329
$2.1M
Cap Rate 9%
$1,615,700
$1.6M
Market Conditions
NOI Build-Up for 9,035 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
$216.8K $24.00/SF
− Vacancy
−$9.1K −$1.01/SF
EGI
$207.7K $22.99/SF
− OpEx
−$62.3K −$6.90/SF
NOI
$145.4K $16.09/SF
Area
Kenai Peninsula County, AK
Vacancy
4.20%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,908,260
Cap Rate 7%
$2,077,329
Cap Rate 9%
$1,615,700
Alternative Uses
Best Use
Retail
$2.08M
$1.82M – $2.42M
NOI $145,413 @ 7.0% cap · market cap 5.82%
Second Best
Industrial
$798.3K
$698.5K – $931.3K
NOI $55,879 @ 7.0% cap · market cap 2.24%
Theoretical Best
Multifamily LT 5
$62.66M
$54.83M – $73.11M
NOI $4,386,385 @ 7.0% cap · market cap 175.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Demographics for 99669, AK
15,531
Population
8,221
Households
1.9
Avg Household Size
41
Median Age
28%
College-Educated
94%
High-School Grad
244.7 sq mi
ZIP Area
63
Density / Sq Mi
$84,133
Median Household Income
$44,918
Median Earnings
$1,205
Median Rent
$304,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Auto shop - Established auto spa offering quick lube, tire changes, detailing, and auto repair services.
Where is this auto shop located?
The property is located at 44110 Sterling Hwy Soldotna, AK.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Established auto spa business offering quick lube and detailing services; Provides tire change services; Also offers auto repair services
