Building Details

Year built 1998

Floors in Building 1

Listing Agency: Lake Hamilton Realty, Inc. l***@yahoo.com Show Phone

Listed By: Deborah Libby · License #00061778 Show Phone

Added: Mar 26 Changed: Aug 19 Last Checked: Sep 13 at 5:06PM

Report an Issue

MLS# 154659

Copyright © 2026 Hot Springs Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This gas station and convenience store property includes 2,400 square feet of commercial space, along with fixtures and refrigerators conveyed with the sale. Built in 1998, the property currently has no gas contract in place, allowing a new owner to arrange its own fuel-supply agreement. The space can also support a food-and-convenience format.

Located at 8300 Woodson Lateral Road in Hensley, Arkansas, the property sits next to a community park. The site is in Pulaski County, which is identified as a wet county, making liquor sales possible. Zoning is listed as NZN No Zoning.

Key Highlights

• 2,400‑square‑foot gas station and convenience store
• Fixtures and refrigerators included with 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

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

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

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?

Similar For Sale Nearby

Gas and Convenience Store

8300 WOODSON LATERAL Road, Hensley, AR 72065

$399,000

2,400 SF

View details

Storefront Property with Parking

24005 Arch St, Hensley, AR 72065

Contact for pricing

1,500 SF

View details

Fenced Auto Shop with Highway Frontage

25727 Neighborhood Rd, Hensley, AR 72065

$150,000

1,500 SF

View details

Frequently Asked Questions

What type of property is this?

Gas station - Neighborhood fueling and convenience property with included refrigeration and store fixtures.

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 station and convenience store; Fixtures and refrigerators included with the sale; No gas contract currently in place