Listing Agency: Lake Hamilton Realty, Inc. Show Phone

Listed By: Jeff By · License #SA00079605 Show Phone

Source: Heilesassociatesrealtors

Added: Sep 7 Changed: Sep 8 Last Checked: Sep 13 at 11:44AM

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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 Lake Hamilton Realty, Inc.

Investment Insights

Based on property information with market context.

This 2,400-square-foot gas and convenience property includes fixtures and refrigerators in the sale. The site currently has no gas contract in place, allowing a future operator to establish its own fuel-supply arrangement.

Located at 8300 Woodson Lateral Road in Hensley, Arkansas, the property sits next to a community park and serves as a neighborhood retail location. The county is wet, and liquor sales are possible. The property can also function as a food and convenience store.

Key Highlights

• 2,400‑square‑foot gas and convenience property
• Fixtures and refrigerators included in the sale
• No gas contract currently in place

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

$26,313

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

6.59%

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%

$526,260 $526.3K

Cap Rate 7%

$375,900 $375.9K

Cap Rate 9%

$292,367 $292.4K

Market Conditions

NOI Build-Up for 2,400 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

$40.0K $16.68/SF

− Vacancy

−$2.4K −$1.02/SF

EGI

$37.6K $15.66/SF

− OpEx

−$11.3K −$4.70/SF

NOI

$26.3K $10.96/SF

Area

Saline County, AR

Vacancy

6.10%

Lease Rate

$16.68 /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%

$526,260

Cap Rate 7%

$375,900

Cap Rate 9%

$292,367

Alternative Uses

Best Use

Retail

$375.9K

$328.9K – $438.6K (±1% cap)

NOI $26,313 @ 7.0% cap · market cap 6.59%

Second Best

Specialty Retail

$347.7K

$304.2K – $405.7K (±1% cap)

NOI $24,339 @ 7.0% cap · market cap 6.10%

Theoretical Best

Office A

$523.7K

$458.3K – $611.0K (±1% cap)

NOI $36,662 @ 7.0% cap · market cap 9.19%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Gas stations

Suggested Use

Top Pick Law Firm

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

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

21

Businesses Nearby

Explore this area Business Placement

Demographics for 72065, AR

5,305

Population

2,370

Households

2.2

Avg Household Size

42

Median Age

25%

College-Educated

90%

High-School Grad

62.6 sq mi

ZIP Area

85

Density / Sq Mi

$68,636

Median Household Income

$36,131

Median Earnings

$955

Median Rent

$191,600

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

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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 - Existing fixtures and refrigerators support continued convenience retail operations.

Where is this gas station located?

The property is located at 8300 WOODSON LATERAL Road Hensley, AR.

What is the asking price?

The asking price for this property is $399,000.

What are key features of this property?

This property features: 2,400‑square‑foot gas and convenience property; Fixtures and refrigerators included in the sale; No gas contract currently in place