Restaurant with Commercial
New
For Sale
Contact for pricing
1404 SE 135th St, Lawton, OK 73501
Operating restaurant property with dining areas, bar spaces, water features, and acreage suitable for multiple commercial uses.
Property Size4,500 SF
Price / SF$153.33
Days on Market4
Property Features for 1404 SE 135th St
General Information
Standard status
Active
Size
4,500 SF
Property subtype
RETAIL
Additional Details
Utilities to Site
Yes
Commercial Hood
Yes
Amenities
balcony
fireplaces
water wells
water rights
Listing Agency:
Insight Commercial Real Estate Brokerage, LLC
(580) 353-6100
Listed By:
Melissa Busse
(580) 353-6100
Source:
Moodyscre
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 8:10AM
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 Insight Commercial Real Estate Brokerage, LLC
Investment Insights
Based on property information with market context.
Located at 1404 SE 135th St in Lawton, OK, this operating restaurant includes approximately ±4,500 square feet of improvements and an additional ±800-square-foot balcony oriented toward a pond and surrounding acreage. The interior contains a full commercial kitchen with hood ventilation, a walk-in cooler, multiple dining areas, two bar areas, two restrooms, and two fireplaces.
The property is served by Rural Water District #3 and includes two water wells with associated water rights. Approximately 14 acres have not been treated with synthetic fertilizers. The site also includes open land, mature trees, and water features, with the source information identifying potential applications that include hospitality, recreational, agricultural, specialty-crop, farm-to-table, and residential uses.
The property is served by Rural Water District #3 and includes two water wells with associated water rights. Approximately 14 acres have not been treated with synthetic fertilizers. The site also includes open land, mature trees, and water features, with the source information identifying potential applications that include hospitality, recreational, agricultural, specialty-crop, farm-to-table, and residential uses.
Key Highlights
- ±4,500 SF operating restaurant with an additional ±800 SF balcony
- Full commercial kitchen with hood vent system and walk‑in cooler
- Multiple dining areas, two bar areas, two restrooms, and two fireplaces
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
$22,727
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
3.29%
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%
$454,540
$454.5K
Cap Rate 7%
$324,671
$324.7K
Cap Rate 9%
$252,522
$252.5K
Market Conditions
NOI Build-Up for 4,500 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
$35.1K $7.80/SF
− Vacancy
−$2.6K −$0.59/SF
EGI
$32.5K $7.22/SF
− OpEx
−$9.7K −$2.16/SF
NOI
$22.7K $5.05/SF
Area
Comanche County, OK
Vacancy
7.50%
Lease Rate
$7.80 /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%
$454,540
Cap Rate 7%
$324,671
Cap Rate 9%
$252,522
Alternative Uses
Best Use
Specialty Retail
$918.6K
$803.8K – $1.07M
NOI $64,301 @ 7.0% cap · market cap 9.32%
Second Best
Industrial
$324.7K
$284.1K – $378.8K
NOI $22,727 @ 7.0% cap · market cap 3.29%
Theoretical Best
Office A
$1.11M
$968.3K – $1.29M
NOI $77,462 @ 7.0% cap · market cap 11.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73501, OK
19,158
Population
9,216
Households
2.1
Avg Household Size
37
Median Age
16%
College-Educated
87%
High-School Grad
105.0 sq mi
ZIP Area
182
Density / Sq Mi
$49,061
Median Household Income
$31,399
Median Earnings
$831
Median Rent
$119,400
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 - Operating restaurant property with dining areas, bar spaces, water features, and acreage suitable for multiple commercial uses.
Where is this conventional restaurant located?
The property is located at 1404 SE 135th St Lawton, OK.
What is the asking price?
The asking price for this property is $690,000.
What are key features of this property?
This property features: ±4,500 SF operating restaurant with an additional ±800 SF balcony; Full commercial kitchen with hood vent system and walk‑in cooler; Multiple dining areas, two bar areas, two restrooms, and two fireplaces
