Operating C-Store with
For Sale
Contact for pricing
8350 Gladys Ave, Beaumont, TX 77706
Operating convenience store with gas station in Beaumont, Texas.
Property Size4,700 SF
Lot Size0.73 Acres
Price / SF$382.98
Days on Market155
Property Features for 8350 Gladys Ave
General Information
Standard status
Active
Size
4,700 SF
Lot size
0.73 Acres
Property subtype
Retail
Listing Agency:
NRC Realty & Capital Advisors
(312) 278-6870
Listed By:
Patrick Downey · License #IL
Source:
Crexi
Added: Mar 10
Changed: Aug 9
Last Checked: Aug 10 at 10:26AM
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 NRC Realty & Capital Advisors
Investment Insights
Based on property information with market context.
The property is an operating convenience store with a gas station. It is located in Beaumont, Texas, with the zip code 77707, in Jefferson County. The property is dealer operated. The building size is approximately 4,700 square feet and the lot size is approximately 0.73 acres. There are 6 fueling positions. The building was built in 1996. The zoning is general commercial. The 2025 property taxes are $11,759.
Key Highlights
- Operating C‑Store with Gas
- Fee Simple Ownership
- Six Fueling Positions
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
$60,648
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
3.37%
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%
$1,212,960
$1.2M
Cap Rate 7%
$866,400
$866.4K
Cap Rate 9%
$673,867
$673.9K
Market Conditions
NOI Build-Up for 4,700 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
$87.4K $18.60/SF
− Vacancy
−$6.6K −$1.40/SF
EGI
$80.9K $17.21/SF
− OpEx
−$20.2K −$4.30/SF
NOI
$60.6K $12.90/SF
Area
Beaumont, TX
Vacancy
7.50%
Lease Rate
$18.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,212,960
Cap Rate 7%
$866,400
Cap Rate 9%
$673,867
Alternative Uses
Best Use
Specialty Retail
$866.4K
$758.1K – $1.01M
NOI $60,648 @ 7.0% cap · market cap 3.37%
Second Best
Retail
$748.3K
$654.8K – $873.0K
NOI $52,380 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$1.11M
$971.2K – $1.29M
NOI $77,697 @ 7.0% cap · market cap 4.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
304
Businesses Nearby
Explore this area
Business Placement
Demographics for 77706, TX
29,910
Population
14,963
Households
2
Avg Household Size
40
Median Age
46%
College-Educated
94%
High-School Grad
10.1 sq mi
ZIP Area
2,961
Density / Sq Mi
$77,644
Median Household Income
$51,442
Median Earnings
$1,176
Median Rent
$238,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Operating convenience store with gas station in Beaumont, Texas.
Where is this gas station located?
The property is located at 8350 Gladys Ave Beaumont, TX.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Operating C‑Store with Gas; Fee Simple Ownership; Six Fueling Positions
