Restaurant Property on Main
For Sale
$800,000
Pending
920 Ross Ave, Fort Gibson, OK 74434
For sale restaurant property on Ross Ave with flexibility for restaurant use and multiple deal structures.
Property Size2,958 SF
Days on Market1288
Property Features for 920 Ross Ave
General Information
Standard status
Pending
Size
2,958 SF
Taxes and HOA fees
Annual Taxes
$2,822
Listing Agency:
Coldwell Banker Select
(918) 458-5888
Listed By:
Bobby J. McAlpine Jr · License #155147
(918) 708-5888
Source:
Exprealty
Added: Feb 27, 2023
Changed: Aug 21
Last Checked: Sep 6 at 11:35AM
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 Coldwell Banker Select
Investment Insights
Based on property information with market context.
This restaurant property at 920 Ross Ave in Fort Gibson is being offered for sale and is positioned for restaurant use. The seller notes there are no restrictions on the type of restaurant going into the location, supporting a range of possible concepts.
The owner is also open to lease, lease purchase, or lease option arrangements. Call for an appointment to view the property.
The owner is also open to lease, lease purchase, or lease option arrangements. Call for an appointment to view the property.
Key Highlights
- Restaurant property for sale on Ross Ave in Fort Gibson
- No restrictions on any type of restaurant use at this location
- Available for multiple deal structures including lease, lease‑purchase, or lease option
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
$28,411
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
3.55%
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%
$568,220
$568.2K
Cap Rate 7%
$405,871
$405.9K
Cap Rate 9%
$315,678
$315.7K
Market Conditions
NOI Build-Up for 2,958 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
$40.8K $13.80/SF
− Vacancy
−$2.9K −$0.99/SF
EGI
$37.9K $12.81/SF
− OpEx
−$9.5K −$3.20/SF
NOI
$28.4K $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%
$568,220
Cap Rate 7%
$405,871
Cap Rate 9%
$315,678
Alternative Uses
Best Use
Specialty Retail
$405.9K
$355.1K – $473.5K
NOI $28,411 @ 7.0% cap · market cap 3.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$619.1K
$541.8K – $722.3K
NOI $43,340 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
42k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 66%
Shops & Services 26%
Home Improvements & Furnishings 8%
McDonald's
Dining
11,782 visits/mo
0.1 miles
SONIC Drive In
Dining
10,458 visits/mo
0.2 miles
Phillips 66
Shops & Services
9,764 visits/mo
0.1 miles
Simple Simon's Pizza
Dining
3,366 visits/mo
0.2 miles
Keith True Value
Home Improvements & Furnishings
3,353 visits/mo
0.5 miles
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 - For sale restaurant property on Ross Ave with flexibility for restaurant use and multiple deal structures.
Where is this conventional restaurant located?
The property is located at 920 Ross Ave Fort Gibson, OK.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Restaurant property for sale on Ross Ave in Fort Gibson; No restrictions on any type of restaurant use at this location; Available for multiple deal structures including lease, lease‑purchase, or lease option
