Building Details

Building Size 1,800 SF

Year Built 2022

Listing Agency: Coldwell Banker Group One Realty r***@aol.com Show Phone

Listed By: Mark Ouchley · License #0000018923

Source: Commercialcafe

Added: Jul 26 Changed: Aug 29 Last Checked: Aug 29 at 7:59PM

Report an Issue

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 Coldwell Banker Group One Realty

Investment Insights

Based on property information with market context.

This gas station and convenience store combines retail convenience operations with on-site fueling. The property includes two fuel pumps serving diesel and all brands of gasoline, with the fueling equipment and tanks installed in 2024. The building was constructed in 2022.

The property is located at 5228 Highway 546 in Eros, Louisiana, within the West Ouachita area. The combination of convenience retail space and established fuel infrastructure supports continued operation as a gas station and convenience store.

Key Highlights

• Two gas pumps dispense diesel and all brands of gasoline
• Fuel pumps and storage tanks installed in 2024
• Convenience store building constructed in 2022

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

$49,394

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

3.66%

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%

$987,880 $987.9K

Cap Rate 7%

$705,629 $705.6K

Cap Rate 9%

$548,822 $548.8K

Market Conditions

NOI Build-Up for 1,800 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

$73.7K $40.92/SF

− Vacancy

−$3.1K −$1.72/SF

EGI

$70.6K $39.20/SF

− OpEx

−$21.2K −$11.76/SF

NOI

$49.4K $27.44/SF

Area

Ouachita County, LA

Vacancy

4.20%

Lease Rate

$40.92 /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%

$987,880

Cap Rate 7%

$705,629

Cap Rate 9%

$548,822

Alternative Uses

Best Use

Retail

$705.6K

$617.4K – $823.2K (±1% cap)

NOI $49,394 @ 7.0% cap · market cap 3.66%

Second Best

Specialty Retail

$328.4K

$287.4K – $383.1K (±1% cap)

NOI $22,988 @ 7.0% cap · market cap 1.70%

Theoretical Best

Multifamily LT 5

$19.39M

$16.96M – $22.62M (±1% cap)

NOI $1,357,189 @ 7.0% cap · market cap 100.53%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Gas stations

Suggested Use

Top Pick Clothing & Fashion Store Bed & Breakfast Hotel & Motel

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

Location Intelligence

Trade Area within ½ mile

5

Businesses Nearby

Explore this area Business Placement

Demographics for 71238, LA

2,924

Population

1,364

Households

2.1

Avg Household Size

42

Median Age

8%

College-Educated

84%

High-School Grad

107.6 sq mi

ZIP Area

27

Density / Sq Mi

$31,676

Median Household Income

$27,422

Median Earnings

$856

Median Rent

$148,200

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

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?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Gas station - Convenience store featuring on-site fuel service, including diesel and multiple gasoline options.

Where is this gas station located?

The property is located at 5228 Highway 546 Eros, LA.

What is the asking price?

The asking price for this property is $1,350,000.

What are key features of this property?

This property features: Two gas pumps dispense diesel and all brands of gasoline; Fuel pumps and storage tanks installed in 2024; Convenience store building constructed in 2022