Listing Agency: Luxury Real Estate o***@swbell.net Show Phone

Listed By: Jamie Black Show Phone

Source: Exprealty

Added: Jul 21 Changed: Aug 7 Last Checked: Aug 9 at 10:57AM

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Investment Insights

Based on property information with market context.

This commercial property combines a gas station, convenience store, and coffee/donut shop in one operating concept. The site is positioned on a corner lot measuring just under 1/2 acre, with the property size listed as 1566.

Located at 102 N Main in Union City, OK, the property is described as rural and situated at a busy intersection with route traffic. Its combination of fuel service, convenience retail, and prepared coffee and donut offerings supports multiple customer-oriented functions within a compact commercial site.

Key Highlights

• Gas station, convenience store, and coffee/donut shop combination
• Corner lot measuring just under 1/2 acre
• Located at a busy intersection with route traffic

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

$10,127

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

6.33%

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%

$202,540 $202.5K

Cap Rate 7%

$144,671 $144.7K

Cap Rate 9%

$112,522 $112.5K

Market Conditions

NOI Build-Up for 1,566 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

$14.1K $9.00/SF

− Vacancy

−$592 −$0.38/SF

EGI

$13.5K $8.62/SF

− OpEx

−$3.4K −$2.16/SF

NOI

$10.1K $6.47/SF

Area

Canadian County, OK

Vacancy

4.20%

Lease Rate

$9.00 /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%

$202,540

Cap Rate 7%

$144,671

Cap Rate 9%

$112,522

Alternative Uses

Best Use

Retail

$216.0K

$189.0K – $252.0K (±1% cap)

NOI $15,122 @ 7.0% cap · market cap 9.46%

Second Best

Specialty Retail

$144.7K

$126.6K – $168.8K (±1% cap)

NOI $10,127 @ 7.0% cap · market cap 6.33%

Theoretical Best

Office A

$341.0K

$298.4K – $397.8K (±1% cap)

NOI $23,869 @ 7.0% cap · market cap 14.93%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Gas stations

Suggested Use

Top Pick Parking Lot & Garage Building Supply Storage Facility Cafe & Coffee Shop Gym & Fitness Center Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

51

Businesses Nearby

Explore this area Business Placement

Demographics for 73090, OK

1,008

Population

285

Households

3.5

Avg Household Size

41

Median Age

16%

College-Educated

88%

High-School Grad

50.0 sq mi

ZIP Area

20

Density / Sq Mi

$91,250

Median Household Income

$42,596

Median Earnings

$1,056

Median Rent

$192,500

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

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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?

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Frequently Asked Questions

What type of property is this?

Gas station - Rural roadside facility combines fuel service with convenience retail and a coffee/donut shop at a busy intersection.

Where is this gas station located?

The property is located at 102 N Main Union City, OK.

What is the asking price?

The asking price for this property is $159,900.

What are key features of this property?

This property features: Gas station, convenience store, and coffee/donut shop combination; Corner lot measuring just under 1/2 acre; Located at a busy intersection with route traffic