Gas Station and
For Sale
Contact for pricing
825 W Isabella St, Salisbury, MD 21801
Well-trafficked gas station and convenience store for sale.
Property Size1,599 SF
Price / SF$312.70
Days on Market1587
Property Features for 825 W Isabella St
General Information
Standard status
Active
Size
1,599 SF
Property subtype
Retail, Special Purpose
Zoning
Commercial
Net Operating Income
$38,962
Building Details
Year Built
1964
Listing Agency:
SVN | Miller Commercial Real Estate Salisbury
(410) 543-2440
Listed By:
Andrew Ball · License #MD 36569
Source:
Crexi
Added: Apr 18, 2022
Changed: Aug 8
Last Checked: Aug 18 at 8:55AM
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 SVN | Miller Commercial Real Estate Salisbury
Investment Insights
Based on property information with market context.
This commercial property features a gas station and convenience store. The property size is 1599 square feet. It is located in a well-trafficked area.
Key Highlights
- High Visibility and Well Trafficked Location
- Established Gas Station and Convenience Store (C‑store)
- Located in a well‑trafficked area.
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
$33,701
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
6.74%
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%
$674,020
$674.0K
Cap Rate 7%
$481,443
$481.4K
Cap Rate 9%
$374,456
$374.5K
Market Conditions
NOI Build-Up for 1,599 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
$54.3K $33.96/SF
− Vacancy
−$6.2K −$3.85/SF
EGI
$48.1K $30.11/SF
− OpEx
−$14.4K −$9.03/SF
NOI
$33.7K $21.08/SF
Area
Wicomico County, MD
Vacancy
11.34%
Lease Rate
$33.96 /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%
$674,020
Cap Rate 7%
$481,443
Cap Rate 9%
$374,456
Alternative Uses
Best Use
Retail
$481.4K
$421.3K – $561.7K
NOI $33,701 @ 7.0% cap · market cap 6.74%
Second Best
Specialty Retail
$392.7K
$343.6K – $458.1K
NOI $27,487 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$559.3K
$489.4K – $652.6K
NOI $39,154 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
793
Businesses Nearby
39k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 62%
Shops & Services 38%
Exxon
Shops & Services
12,316 visits/mo
0.2 miles
Arby's
Dining
11,003 visits/mo
0.4 miles
La Tolteca
Dining
7,664 visits/mo
0.1 miles
Pizza Hut
Dining
5,777 visits/mo
0.2 miles
Ace Cash Express
Shops & Services
2,573 visits/mo
0.5 miles
Demographics for 21801, MD
31,183
Population
12,140
Households
2.6
Avg Household Size
37
Median Age
34%
College-Educated
87%
High-School Grad
40.1 sq mi
ZIP Area
778
Density / Sq Mi
$67,140
Median Household Income
$36,290
Median Earnings
$1,058
Median Rent
$286,800
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 - Well-trafficked gas station and convenience store for sale.
Where is this gas station located?
The property is located at 825 W Isabella St Salisbury, MD.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: High Visibility and Well Trafficked Location; Established Gas Station and Convenience Store (C‑store); Located in a well‑trafficked area.
