Freestanding Storefront Retail
For Sale
$450,000
1199 John Dahl Avenue, Pawhuska, OK 74056
Commercial, Pawhuska, OK
Property Size1,200 SF
Lot Size0.27 Acres
Price / SF$375
Days on Market94
Property Features for 1199 John Dahl Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
CH
Exterior features
Door Sign, Pole Sign, Roof Sign
Elementary school district
Pawhuska - Sch Dist (66)
Middle school district
Pawhuska - Sch Dist (66)
High school district
Pawhuska - Sch Dist (66)
Directions
From Hwy 60, proceed north on US Hwy 99 (John Dahl Ave). Property is approximately 1 mile north of Hwy 60 on the west side of the road, directly across from Osage Casino.
Standard status
Active
APN
570081318
Size
1,200 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
3-25-9 COMM AT NE/C SE-W 24.75' TO W R/W LN U S HWY 60/99-S 05 58 11 W ALG SAID R/W LN 1008.51'-W 55' TO POB-S 05 58 11 W 60.44'-W 192.15'-N 60'-E 199.17' TO POB
Tax Annual Amount
1796
Legal Description
3-25-9 COMM AT NE/C SE-W 24.75' TO W R/W LN U S HWY 60/99-S 05 58 11 W ALG SAID R/W LN 1008.51'-W 55' TO POB-S 05 58 11 W 60.44'-W 192.15'-N 60'-E 199.17' TO POB
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2010
Building materials
Brick
Roof type
Metal
Listing Agency:
Keller Williams Realty
(918) 766-0001
Listed By:
Dean Robertson · License #174917
(918) 440-8534
Added: Jun 21
Changed: Sep 15
Last Checked: Sep 22 at 6:06PM
MLS# 2622785
Copyright © 2026 MLS Technology, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This freestanding retail property includes an operating liquor store business and the building used for its operations. The 1,200-square-foot structure was built in 2010 and features brick construction, a metal roof, central heating, and central air conditioning. Exterior identification includes a door sign, pole sign, and roof sign. The transaction addresses the business and real estate together, with inventory handled according to the accepted purchase agreement.
Located at 1199 John Dahl Avenue in Pawhuska, the property sits directly across from the Osage Casino and offers highway exposure with convenient access. The site contains approximately 11,761 SF of land, with ample parking noted in the property information. The property is zoned CH. Financial information and additional due diligence materials are available to qualified buyers after execution of a Confidentiality Agreement.
Located at 1199 John Dahl Avenue in Pawhuska, the property sits directly across from the Osage Casino and offers highway exposure with convenient access. The site contains approximately 11,761 SF of land, with ample parking noted in the property information. The property is zoned CH. Financial information and additional due diligence materials are available to qualified buyers after execution of a Confidentiality Agreement.
Key Highlights
- Operating liquor store business offered with the real estate
- 1,200 square feet; freestanding retail building constructed in 2010
- Approximately 11,761 SF of land, or 0.27 acres
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
$15,512
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
3.45%
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%
$310,240
$310.2K
Cap Rate 7%
$221,600
$221.6K
Cap Rate 9%
$172,356
$172.4K
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
$22.8K $18.96/SF
− Vacancy
−$592 −$0.49/SF
EGI
$22.2K $18.47/SF
− OpEx
−$6.6K −$5.54/SF
NOI
$15.5K $12.93/SF
Area
Osage County, OK
Vacancy
2.60%
Lease Rate
$18.96 /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%
$310,240
Cap Rate 7%
$221,600
Cap Rate 9%
$172,356
Alternative Uses
Best Use
Retail
$221.6K
$193.9K – $258.5K
NOI $15,512 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$295.1K
$258.2K – $344.3K
NOI $20,657 @ 7.0% cap · market cap 4.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Operating liquor store business and real estate with highway exposure, customer parking, and signage improvements.
Where is this storefront property located?
The property is located at 1199 John Dahl Avenue Pawhuska, OK.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Operating liquor store business offered with the real estate; 1,200 square feet; freestanding retail building constructed in 2010; Approximately 11,761 SF of land, or 0.27 acres
