Building Details

Year Built 1981

Tenancy Single

Listing Agency: Equity Real Estate m***@gmail.com Show Phone

Listed By: Misty Julander

Source: Buysalty

Added: Jul 21 Changed: Aug 28 Last Checked: Aug 29 at 11:52AM

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Investment Insights

Based on property information with market context.

This 3,000-square-foot gas station was constructed in 1981 and includes recently upgraded gas-pump equipment and a modern point-of-sale register. The sale includes a fountain drink machine, shelving, walk-in cooler, and outdoor ice chest, providing established retail components within the building.

The USPS occupies approximately half of the property and generates monthly rental income. Located at 4670 W 5900 N in Bear River City, Utah, the property combines fuel-service infrastructure, retail equipment, and an existing occupant in one commercial asset.

Key Highlights

• Recently upgraded gas pump and modern point‑of‑sale register
• Sale includes fountain drink machine, shelving, walk‑in cooler, and outdoor ice chest
• USPS occupies approximately half of the building and generates monthly rental 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

$30,177

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

5.49%

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%

$603,540 $603.5K

Cap Rate 7%

$431,100 $431.1K

Cap Rate 9%

$335,300 $335.3K

Market Conditions

NOI Build-Up for 3,000 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

$45.0K $15.00/SF

− Vacancy

−$1.9K −$0.63/SF

EGI

$43.1K $14.37/SF

− OpEx

−$12.9K −$4.31/SF

NOI

$30.2K $10.06/SF

Area

Box Elder County, UT

Vacancy

4.20%

Lease Rate

$15.00 /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%

$603,540

Cap Rate 7%

$431,100

Cap Rate 9%

$335,300

Alternative Uses

Best Use

Specialty Retail

$755.8K

$661.3K – $881.7K (±1% cap)

NOI $52,903 @ 7.0% cap · market cap 9.62%

Second Best

Retail

$431.1K

$377.2K – $503.0K (±1% cap)

NOI $30,177 @ 7.0% cap · market cap 5.49%

Theoretical Best

Office A

$779.1K

$681.7K – $908.9K (±1% cap)

NOI $54,535 @ 7.0% cap · market cap 9.92%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

United States Postal ... Post Office Bear River Country ... Gas Station

Suggested Use

Top Pick Grocery & Convenience Store Big Box & Wholesale Store Pharmacy Hair Salon Cosmetic Store Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

50%

Occupancy

Single-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

37

Businesses Nearby

Explore this area Business Placement

Demographics for 84301, UT

900

Population

289

Households

3.1

Avg Household Size

38

Median Age

22%

College-Educated

94%

High-School Grad

2.8 sq mi

ZIP Area

321

Density / Sq Mi

$87,917

Median Household Income

$36,891

Median Earnings

$1,579

Median Rent

$381,500

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this gas stations located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Gas station - Includes retail fixtures, beverage equipment, cold storage, and a USPS tenancy occupying part of the building.

Where is this gas station located?

The property is located at 4670 W 5900 N Bear River City, UT.

What is the asking price?

The asking price for this property is $549,900.

What are key features of this property?

This property features: Recently upgraded gas pump and modern point‑of‑sale register; Sale includes fountain drink machine, shelving, walk‑in cooler, and outdoor ice chest; USPS occupies approximately half of the building and generates monthly rental income