Conventional Restaurant with
For Sale
$725,000
1200 S Scott Street, Fort Gibson, OK 74434
Commercial, Fort Gibson, OK
Property Size3,000 SF
Lot Size2.22 Acres
Price / SF$241.67
Days on Market58
Property Features for 1200 S Scott Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1 Local C
Security features
Security System
Interior features
Cable TV Wired, Equipment Remarks, Inventory Remarks, Public Restrooms, Security System-Leased, Smoke Detector
Exterior features
Pole Sign
Subdivision
Muskogee Co Unplatted
Elementary school district
Fort Gibson - Sch Dist (K3)
Middle school district
Fort Gibson - Sch Dist (K3)
High school district
Fort Gibson - Sch Dist (K3)
Directions
From Muskogee turnpike go East on HWY 62 go approximate 5 miles, turn left on S. Scott ST. Building on right
Standard status
Active
APN
510048188
Size
3,000 SF
Lot size
2.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Part of T15N R19E S13 see legal description attached
Tax Annual Amount
3516
Legal Description
Part of T15N R19E S13 see legal description attached
Building Details
Year built
2013
Floors in Building
1
Flooring type
Tile, Carpet
Building materials
Concrete
Roof type
Metal
Listing Agency:
Chinowth & Cohen
(918) 537-2263
Listed By:
Maria Corral · License #201006
(918) 869-1062
Added: Jun 27
Changed: Aug 19
Last Checked: Aug 23 at 9:06PM
MLS# 2623188
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 conventional restaurant property includes approximately 3,000 square feet within a 2.224-acre parcel. The 2013 building has concrete construction, a metal roof, tile and carpet flooring, public restrooms, smoke detectors, and a leased security system. Restaurant equipment, chairs, and decor are included, providing an existing operating setup for a new owner.
The property is located at 1200 S Scott Street in Fort Gibson, Oklahoma, within the C1 Local C zoning designation. A pole sign provides on-site identification, while cable TV wiring and equipment-related features are also present. The site combines an established restaurant building with a substantial land area for its use.
The property is located at 1200 S Scott Street in Fort Gibson, Oklahoma, within the C1 Local C zoning designation. A pole sign provides on-site identification, while cable TV wiring and equipment-related features are also present. The site combines an established restaurant building with a substantial land area for its use.
Key Highlights
- 3,000‑square‑foot restaurant building on 2.224 acres
- 2013 construction with concrete materials and metal roof
- Restaurant equipment, chairs, and decor included
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
$28,814
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
3.97%
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%
$576,280
$576.3K
Cap Rate 7%
$411,629
$411.6K
Cap Rate 9%
$320,156
$320.2K
Market Conditions
NOI Build-Up for 3,000 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
$41.4K $13.80/SF
− Vacancy
−$3.0K −$0.99/SF
EGI
$38.4K $12.81/SF
− OpEx
−$9.6K −$3.20/SF
NOI
$28.8K $9.60/SF
Area
Muskogee County, OK
Vacancy
7.20%
Lease Rate
$13.80 /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%
$576,280
Cap Rate 7%
$411,629
Cap Rate 9%
$320,156
Alternative Uses
Best Use
Specialty Retail
$411.6K
$360.2K – $480.2K
NOI $28,814 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$627.9K
$549.4K – $732.6K
NOI $43,955 @ 7.0% cap · market cap 6.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74434, OK
8,889
Population
4,015
Households
2.2
Avg Household Size
40
Median Age
32%
College-Educated
94%
High-School Grad
123.2 sq mi
ZIP Area
72
Density / Sq Mi
$72,454
Median Household Income
$44,019
Median Earnings
$787
Median Rent
$181,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Concrete restaurant property with furnishings, public restrooms, tile and carpet flooring, and a pole sign.
Where is this conventional restaurant located?
The property is located at 1200 S Scott Street Fort Gibson, OK.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 3,000‑square‑foot restaurant building on 2.224 acres; 2013 construction with concrete materials and metal roof; Restaurant equipment, chairs, and decor included
