Freestanding Convenience
For Sale
$475,000
1199 John Dahl Ave, Pawhuska, OK 74056
Established liquor store business with real estate, inventory, parking, and highway exposure across from the Osage Casino.
Property Size1,200 SF
Price / SF$395.83
Days on Market21
Property Features for 1199 John Dahl Ave
General Information
Standard status
Active
Size
1,200 SF
Building Details
Year Built
2010
Listing Agency:
Keller Williams Realty
(918) 440-8534
Listed By:
Dean Robertson · License #174917
Source:
Alloverok
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 28 at 8:03PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This offering combines an established liquor store business with its freestanding retail building, inventory, and underlying real estate. The 1,200-square-foot building was constructed in 2010 on approximately 11,761 SF of land and includes on-site parking. The business is owner-operated and has documented operating history, vendor relationships, and an established customer base.
The property is located at 1199 John Dahl Ave in Pawhuska, Oklahoma, directly across from the Osage Casino. Highway exposure supports the property's retail presence, while the included business and inventory provide an operating component alongside the real estate. Financial information and due diligence materials are available after execution of a Confidentiality Agreement.
The property is located at 1199 John Dahl Ave in Pawhuska, Oklahoma, directly across from the Osage Casino. Highway exposure supports the property's retail presence, while the included business and inventory provide an operating component alongside the real estate. Financial information and due diligence materials are available after execution of a Confidentiality Agreement.
Key Highlights
- Established liquor store business with real estate and inventory included
- 1,200‑square‑foot freestanding retail building constructed in 2010
- Approximately 11,761 SF of land with on‑site parking
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
$17,147
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
3.61%
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%
$342,940
$342.9K
Cap Rate 7%
$244,957
$245.0K
Cap Rate 9%
$190,522
$190.5K
Market Conditions
NOI Build-Up for 1,200 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
$25.5K $21.24/SF
− Vacancy
−$2.6K −$2.19/SF
EGI
$22.9K $19.05/SF
− OpEx
−$5.7K −$4.76/SF
NOI
$17.1K $14.29/SF
Area
Osage County, OK
Vacancy
10.30%
Lease Rate
$21.24 /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%
$342,940
Cap Rate 7%
$244,957
Cap Rate 9%
$190,522
Alternative Uses
Best Use
Specialty Retail
$245.0K
$214.3K – $285.8K
NOI $17,147 @ 7.0% cap · market cap 3.61%
Second Best
Retail
$221.6K
$193.9K – $258.5K
NOI $15,512 @ 7.0% cap · market cap 3.27%
Theoretical Best
Office A
$295.1K
$258.2K – $344.3K
NOI $20,657 @ 7.0% cap · market cap 4.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
45k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 63%
Dining 37%
Pawhuska
Shops & Services
13,789 visits/mo
0.3 miles
McDonald's
Dining
10,163 visits/mo
0.4 miles
Kum & Go
Shops & Services
7,281 visits/mo
0.3 miles
SONIC Drive In
Dining
6,406 visits/mo
0.3 miles
Dollar General
Shops & Services
5,547 visits/mo
0.4 miles
Demographics for 74056, OK
4,857
Population
2,613
Households
1.9
Avg Household Size
43
Median Age
18%
College-Educated
90%
High-School Grad
646.0 sq mi
ZIP Area
8
Density / Sq Mi
$49,455
Median Household Income
$29,653
Median Earnings
$571
Median Rent
$126,800
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?
Grocery and convenience store - Established liquor store business with real estate, inventory, parking, and highway exposure across from the Osage Casino.
Where is this grocery and convenience store located?
The property is located at 1199 John Dahl Ave Pawhuska, OK.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Established liquor store business with real estate and inventory included; 1,200‑square‑foot freestanding retail building constructed in 2010; Approximately 11,761 SF of land with on‑site parking
