Building Details

Year Built 1983

Listing Agency: Brix Realty m***@gmail.com Show Phone

Listed By: Micah McGahan · License #159945

Source: Alloverok

Added: Aug 18 Changed: Aug 28 Last Checked: Aug 28 at 9:25AM

Report an Issue

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 Brix Realty

Investment Insights

Based on property information with market context.

This convenience store and gas station property includes an on-site residential unit and was built in 1983. The property is located at 12283 State Highway 39 in Dibble, Oklahoma, directly next to Dibble Public Schools.

Its school-adjacent setting places the property alongside a documented source of nearby activity, with the convenience store serving the surrounding community and local residents.

Key Highlights

• Convenience store and gas station property
• Residential unit included
• Directly next to Dibble Public Schools

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

$37,137

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

5.71%

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%

$742,740 $742.7K

Cap Rate 7%

$530,529 $530.5K

Cap Rate 9%

$412,633 $412.6K

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

$55.8K $15.00/SF

− Vacancy

−$2.8K −$0.75/SF

EGI

$53.1K $14.25/SF

− OpEx

−$15.9K −$4.27/SF

NOI

$37.1K $9.98/SF

Area

McClain County, OK

Vacancy

5.00%

Lease Rate

$15.00 /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%

$742,740

Cap Rate 7%

$530,529

Cap Rate 9%

$412,633

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

Retail

$530.5K

$464.2K – $619.0K (±1% cap)

NOI $37,137 @ 7.0% cap · market cap 5.71%

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Grocery and convenience stores

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

10

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

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?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Includes a residential unit beside Dibble Public Schools on State Highway 39.

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; Residential unit included; Directly next to Dibble Public Schools