Building Details

Year built 1983

Listing Agency: Brix Realty c***@brixrealty.com Show Phone

Listed By: Micah McGahan · License #159945 Show Phone

Added: Jun 18 Changed: Aug 20 Last Checked: Sep 8 at 12:06PM

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MLS# 1236066

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Investment Insights

Based on property information with market context.

This convenience store and gas station occupies a 3723-square-foot commercial property on 0.27 acres. The improvements date to 1983 and include a residential unit in addition to the retail and fuel operations. Commercial zoning supports the property's established business use.

The property is located at 12283 State Highway 39 in Dibble, adjacent to Dibble Public Schools and within the community's central commercial area. Its position along State Highway 39 provides direct roadway access, while the nearby school creates an immediate surrounding activity generator. The site combines an operating convenience-store format, fuel service, and on-site residential accommodation in one property.

Key Highlights

• Convenience store and gas station property
• 3723 square feet of improvements on 0.27 acres
• Includes a residential unit

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

$45,234

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

6.96%

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%

$904,680 $904.7K

Cap Rate 7%

$646,200 $646.2K

Cap Rate 9%

$502,600 $502.6K

Market Conditions

NOI Build-Up for 3,723 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

$80.4K $21.60/SF

− Vacancy

−$8.0K −$2.16/SF

EGI

$72.4K $19.44/SF

− OpEx

−$27.1K −$7.29/SF

NOI

$45.2K $12.15/SF

Area

McClain County, OK

Vacancy

10.00%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

37.50%

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%

$904,680

Cap Rate 7%

$646,200

Cap Rate 9%

$502,600

Alternative Uses

Best Use

Specialty Retail

$899.9K

$787.4K – $1.05M (±1% cap)

NOI $62,993 @ 7.0% cap · market cap 9.69%

Second Best

Mixed Use

$646.2K

$565.4K – $753.9K (±1% cap)

NOI $45,234 @ 7.0% cap · market cap 6.96%

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

34

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 73031, OK

27

Population

18

Households

1.5

Avg Household Size

51

Median Age

9%

College-Educated

50%

High-School Grad

0.1 sq mi

ZIP Area

270

Density / Sq Mi

$51,250

Median Household Income

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 grocery and convenience stores located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Commercially zoned retail property with fuel service and a residential unit beside Dibble Public Schools.

Where is this grocery and convenience store located?

The property is located at 12283 State Highway 39 Dibble, OK.

What is the asking price?

The asking price for this property is $650,000.

What are key features of this property?

This property features: Convenience store and gas station property; 3723 square feet of improvements on 0.27 acres; Includes a residential unit