Single-Tenant Fuel Convenience
For Sale
Contact for pricing
211 North Rose Avenue, Glencoe, OK 74032
Absolute NNN convenience store with four fueling lanes and a lease backed by MSM Stores, Inc.
Property Size2,742 SF
Lot Size0.64 Acres
Price / SF$440.99
Days on Market132
Property Features for 211 North Rose Avenue
General Information
Standard status
Active
Size
2,742 SF
Lot size
0.64 Acres
Property subtype
Retail
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$88,757
Building Details
Year Built
1978
Stories
10
Units
2
Tenancy
Single
Listing Agency:
Anchor Point Capital
Listed By:
Eric Vu · License #01913407
Source:
Crexi
Added: Apr 28
Changed: Aug 26
Last Checked: Sep 3 at 3:26AM
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 Anchor Point Capital
Investment Insights
Based on property information with market context.
This single-tenant, absolute NNN fuel and convenience store investment includes a fee simple land and building ownership. The property is configured with a 3,625-square-foot convenience store and four fueling lanes. The offering is described as “zero landlord responsibilities,” supported by a lease structure with a strong lease guaranty from MSM Stores, Inc., which the remarks note has more than 20 years of operating history and 60+ locations.
According to the lease terms provided, there are 15 years remaining on the primary term with two additional five-year renewal options. Rental increases are noted as 10% every five years. The property is located in the Oklahoma City MSA at 211 North Rose Avenue, Glencoe, OK 74032, described as a main street site near city hall and positioned at a civic and school hub.
The remarks also state the location is the only fuel station within a 7-mile radius, reflecting demand for fuel from a majority of residents commuting for work.
According to the lease terms provided, there are 15 years remaining on the primary term with two additional five-year renewal options. Rental increases are noted as 10% every five years. The property is located in the Oklahoma City MSA at 211 North Rose Avenue, Glencoe, OK 74032, described as a main street site near city hall and positioned at a civic and school hub.
The remarks also state the location is the only fuel station within a 7-mile radius, reflecting demand for fuel from a majority of residents commuting for work.
Key Highlights
- Absolute NNN convenience store with 4 fueling lanes on 0.64 acres (fee simple land and building ownership)
- 3,625 SF convenience store with an existing lease to MSM Stores, Inc.
- Absolute NNN lease with 15 years remaining on the primary term plus two 5‑year renewal options
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
$39,495
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
3.27%
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%
$789,900
$789.9K
Cap Rate 7%
$564,214
$564.2K
Cap Rate 9%
$438,833
$438.8K
Market Conditions
NOI Build-Up for 2,742 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
$55.6K $20.28/SF
− Vacancy
−$2.9K −$1.07/SF
EGI
$52.7K $19.21/SF
− OpEx
−$13.2K −$4.80/SF
NOI
$39.5K $14.40/SF
Area
Payne County, OK
Vacancy
5.30%
Lease Rate
$20.28 /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%
$789,900
Cap Rate 7%
$564,214
Cap Rate 9%
$438,833
Alternative Uses
Best Use
Specialty Retail
$564.2K
$493.7K – $658.3K
NOI $39,495 @ 7.0% cap · market cap 3.27%
Second Best
Industrial
$551.5K
$482.6K – $643.5K
NOI $38,607 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$674.3K
$590.0K – $786.7K
NOI $47,200 @ 7.0% cap · market cap 3.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Explore this area
Business Placement
Demographics for 74032, OK
2,298
Population
935
Households
2.5
Avg Household Size
41
Median Age
18%
College-Educated
84%
High-School Grad
109.5 sq mi
ZIP Area
21
Density / Sq Mi
$61,250
Median Household Income
$35,897
Median Earnings
$773
Median Rent
$132,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Absolute NNN convenience store with four fueling lanes and a lease backed by MSM Stores, Inc.
Where is this gas station located?
The property is located at 211 North Rose Avenue Glencoe, OK.
What is the asking price?
The asking price for this property is $1,209,200.
What are key features of this property?
This property features: Absolute NNN convenience store with 4 fueling lanes on 0.64 acres (fee simple land and building ownership); 3,625 SF convenience store with an existing lease to MSM Stores, Inc.; Absolute NNN lease with 15 years remaining on the primary term plus two 5‑year renewal options
