Dispenser age, EMV status, hose condition, canopy lighting, signage, paving, and pump-island layout can create near-term capital needs after closing.
Free tool
Cap rate & NOI calculator
Enter a price and NOI to get the cap rate instantly, or solve for value at a target yield. Benchmarked against the current ~5.6% national average.
The deal
Or solve for value
Enter a target cap rate to see the implied value at your NOI.
Cap rate
0.0%
vs ~5.6% national average
Annual NOI$0
Purchase price$0
Value at target cap$0
Cap rate = NOI / price. A lower cap rate means a higher price for the same income.
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We will email a branded PDF with your numbers, the method, and recent comparable sales for your market. A broker can also give you an exact opinion of value.
How to calculate a gas station cap rate
The capitalization rate, or cap rate, is the single most important number in net-lease real estate. It is simply the annual net operating income (NOI) divided by the purchase price. A property with $120,000 of NOI bought for $2,000,000 has a 6.0% cap rate.
What is a good cap rate for a gas station?
In 2026 the national average gas station cap rate is roughly 5.6%, tighter (around 5.58%) for stores sold with fuel operations and wider (around 6.87%) for real-estate-only deals. Strong credit tenants like Wawa and 7-Eleven trade below 5.5%, while weaker credit or shorter leases push past 7%. Tighter markets like Florida price near 5.1%. See cap rates by state.
Lower cap rate, higher price
Because price equals NOI divided by cap rate, a lower cap rate produces a higher value for the same income. That is why positioning a deal to attract the most aggressive buyers, and compressing the cap rate, is the core of maximizing your sale price.
FAQ
Questions about this tool
The cap rate is annual net operating income divided by purchase price, expressed as a percentage. It is the unleveraged yield on a real estate investment.
The national average is about 5.6%. Strong credit and prime locations trade lower (high 4s to mid 5s), while weaker credit or shorter leases trade higher (7%+).
It depends on your side. Buyers want a higher cap rate (more yield, lower price). Sellers want a lower cap rate (higher price). The goal when selling is to compress the cap rate.
Fuel and forecourt lens
Cap rate & NOI calculator through the fuel retail underwriting lens.
This page is evaluated through the fuel site first: gallons, grade mix, margin after card fees, MPD count, canopy visibility, tank history, environmental risk, supplier economics, and the physical forecourt. Calculator output should be checked against fuel-site reality: gallons, capex, tanks, supplier terms, card fees, and environmental diligence.
The fuel supply agreement controls pricing, rebates, volume commitments, assignment rights, branding, and whether a buyer can actually step into the deal.
Ask for monthly gallons by grade and diesel, not one annual total. Seasonality, price competition, and grade mix can change the real margin story.
Tank tightness, release history, monitoring, cathodic protection, spill buckets, and ATG reports belong in the first diligence package.
For gas station deals, the highest-value diligence usually lives in wet-stock reports, tank records, fuel invoices, supplier contracts, dispenser condition, canopy and lighting, traffic ingress, environmental reports, and fuel margin history. This tool page is intentionally written for buyers, operators, lenders, and investors underwriting fuel volume and fuel real estate, so it should be evaluated on the specific commercial questions it answers, not only on broad national search terms.
Decision checklist
What makes Cap rate & NOI calculator a real diligence page.
This tool page is strongest when it helps a visitor decide what to do with a real fuel asset. The checklist below keeps the page tied to gas-station economics: gallons, tanks, supplier terms, forecourt condition, environmental records, card fees, and traffic conversion.
Ask for evidence. Traffic count only matters if drivers can see, enter, fuel, and exit easily. Median cuts, signalized corners, truck access, and competing corners must be mapped. For Cap rate & NOI calculator, do not treat this as generic background; make it part of the buyer, seller, lender, or investor checklist.
Ask for evidence. Diesel mix, fleet accounts, commercial routes, and truck access can materially change value, especially for highway and industrial-market assets. For Cap rate & NOI calculator, do not treat this as generic background; make it part of the buyer, seller, lender, or investor checklist.
Ask for evidence. Phase I findings, UST history, insurance, open incidents, and remediation obligations should be cleared before a lender or serious buyer relies on price. For Cap rate & NOI calculator, do not treat this as generic background; make it part of the buyer, seller, lender, or investor checklist.
Ask for evidence. Gross margin is not enough. Card fees, freight, rebates, price wars, and discount programs decide how much fuel profit is real. For Cap rate & NOI calculator, do not treat this as generic background; make it part of the buyer, seller, lender, or investor checklist.
Ask for evidence. Dispenser age, EMV status, hose condition, canopy lighting, signage, paving, and pump-island layout can create near-term capital needs after closing. For Cap rate & NOI calculator, do not treat this as generic background; make it part of the buyer, seller, lender, or investor checklist.
For Gas Station Trader, the indexed value of the page should come from how well it answers the fuel-site question: what would a serious owner, buyer, lender, or broker verify before trusting the gallons and the real estate?
Gas Station Trader calculator workflow
Use Cap rate & NOI calculator as a diligence filter, not a final answer.
Cap rate & NOI calculator should start a fuel-site underwriting conversation. The output is only useful when the inputs are tied to gallons, grade mix, supplier economics, card fees, tank records, environmental exposure, MPD condition, and forecourt capital needs.
Lighting, camera coverage, pump-island visibility, cash exposure, and overnight staffing affect both operations and buyer comfort. If the input cannot be supported, the calculator result should be treated as directional only.
Required canopy, dispenser, signage, restroom, or loyalty-image upgrades can turn an attractive fuel site into a capital-heavy acquisition. If the input cannot be supported, the calculator result should be treated as directional only.
Phase I findings, UST history, insurance, open incidents, and remediation obligations should be cleared before a lender or serious buyer relies on price. If the input cannot be supported, the calculator result should be treated as directional only.
Gross margin is not enough. Card fees, freight, rebates, price wars, and discount programs decide how much fuel profit is real. If the input cannot be supported, the calculator result should be treated as directional only.
Traffic count only matters if drivers can see, enter, fuel, and exit easily. Median cuts, signalized corners, truck access, and competing corners must be mapped. If the input cannot be supported, the calculator result should be treated as directional only.
Lead qualification
What a serious Cap rate & NOI calculator inquiry should include.
Gas Station Trader should turn Cap rate & NOI calculator traffic into fuel-property leads with enough detail to underwrite the site, not just a name and phone number. A useful inquiry explains the fuel asset, the tank and supplier proof, and the decision timeline.
Share whether this is a single station, portfolio, brand page, market search, guide question, or tool output. Include gallons, brand or supplier, MPD count, diesel mix, real estate versus leasehold, and tank ownership or responsibility.
The strongest gas-station lead can provide monthly gallons, wet-stock records, supplier agreement, fuel invoices, card fees, tank and ATG records, Phase I material, environmental history, and forecourt capex notes.
Clarify whether the goal is to buy, sell, value, refinance, or prepare for a 1031 or sale-leaseback. Include price range, financing capacity, timing, geography, and any supplier or environmental constraints.
For this tool page, a high-quality lead is one where the fuel economics, tank/supplier risk, and next action are clear enough for a broker or principal to respond intelligently.
Institutional guidance
Before you act on Cap Rate Calculator, talk with a sector broker.
Gas Station Trader is built to turn calculator interest into a real next step: valuation, buyer match, lending path, diligence package, or confidential sale strategy. Eagle Nest Property Group works across owners, operators, 1031 buyers, and private capital in fuel retail.
Confidential valuation
Qualified buyer routing
Deal and diligence support