Storefront Property with
New
For Sale
$1,795,000
202 W Gore Blvd, Lawton, OK 73501
Central Business District retail property with a large showroom and multiple overhead doors.
Property Size10,058 SF
Days on Market2
Property Features for 202 W Gore Blvd
General Information
Standard status
Active
Size
10,058 SF
Class
C
Property subtype
Retail - Street Retail
Additional Details
Corner Location
Yes
Building Details
Building Size
10,058 SF
Year Built
2005
Buildings
2
Listing Agency:
Insight Commercial Real Estate Brokerage
Listed By:
Jason Wells · License #148638
(580) 353-6100
Source:
Commercialcafe
Added: Sep 21
Last Checked: Sep 22 at 1:20PM
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
Investment Insights
Based on property information with market context.
This 2005 storefront property in Lawton’s Central Business District includes a 10,058-square-foot retail building and a 796-square-foot auxiliary building. The former auto dealership has a large showroom and multiple overhead doors, offering a configuration suited to retail or other commercial occupancy supported by these existing improvements.
The property occupies the corner of W Gore Boulevard and 2nd Street in Lawton, Oklahoma. Nearby businesses and destinations include Nissan of Lawton, Hilton Garden Inn and Convention Center, Southwest Oklahoma Brewing, Central Plaza, FISTA Innovation Park, and the Lawton Fort Sill Chamber of Commerce. Additional surrounding retailers include Ulta, Best Buy, Dick’s Sporting Goods, Five Below, Kohl’s, PoPShelf, Petco, and Shoe Carnival.
The property occupies the corner of W Gore Boulevard and 2nd Street in Lawton, Oklahoma. Nearby businesses and destinations include Nissan of Lawton, Hilton Garden Inn and Convention Center, Southwest Oklahoma Brewing, Central Plaza, FISTA Innovation Park, and the Lawton Fort Sill Chamber of Commerce. Additional surrounding retailers include Ulta, Best Buy, Dick’s Sporting Goods, Five Below, Kohl’s, PoPShelf, Petco, and Shoe Carnival.
Key Highlights
- 10,058‑square‑foot retail building plus a 796‑square‑foot auxiliary building
- Located at the corner of W Gore Boulevard and 2nd Street
- Large showroom from the former auto dealership use
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
$134,139
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
7.47%
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%
$2,682,780
$2.7M
Cap Rate 7%
$1,916,271
$1.9M
Cap Rate 9%
$1,490,433
$1.5M
Market Conditions
NOI Build-Up for 10,058 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
$213.6K $21.24/SF
− Vacancy
−$22.0K −$2.19/SF
EGI
$191.6K $19.05/SF
− OpEx
−$57.5K −$5.72/SF
NOI
$134.1K $13.34/SF
Area
Comanche County, OK
Vacancy
10.30%
Lease Rate
$21.24 /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%
$2,682,780
Cap Rate 7%
$1,916,271
Cap Rate 9%
$1,490,433
Alternative Uses
Best Use
Retail
$1.92M
$1.68M – $2.24M
NOI $134,139 @ 7.0% cap · market cap 7.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.47M
$2.16M – $2.89M
NOI $173,136 @ 7.0% cap · market cap 9.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
640
Businesses Nearby
142k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 42%
Shops & Services 32%
Dining 15%
Hotels & Casinos 9%
Kohl's
Apparel
28,921 visits/mo
0.3 miles
DICK'S Sporting Goods
Apparel
24,619 visits/mo
0.3 miles
Cracker Barrel Old Country Store
Dining
20,581 visits/mo
0.2 miles
Dollar Tree
Shops & Services
14,777 visits/mo
0.4 miles
Petco
Shops & Services
12,395 visits/mo
0.2 miles
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
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
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Frequently Asked Questions
What type of property is this?
Storefront property - Central Business District retail property with a large showroom and multiple overhead doors.
Where is this storefront property located?
The property is located at 202 W Gore Blvd Lawton, OK.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: 10,058‑square‑foot retail building plus a 796‑square‑foot auxiliary building; Located at the corner of W Gore Boulevard and 2nd Street; Large showroom from the former auto dealership use
