Dollar Tree-Anchored Retail
New
For Sale
$1,853,000
2325 E Main St, Cushing, OK 74023
Three occupied suites bring retail, dental care, and wireless service uses together.
Property Size12,000 SF
Lot Size1.30 Acres
Price / SF$154.42
Days on Market2
Property Features for 2325 E Main St
General Information
Standard status
Active
Size
12,000 SF
Lot size
1.30 Acres
Property subtype
Shopping Strip
Occupancy
100%
Additional Details
Anchor Co-Tenants
Dollar Tree
Amenities
100% OCCUPIED | THREE-TENANT RETAIL CENTER
SIGNALIZED HARD CORNER INTERSECTION | 9,020 VEHICLES PER DAY
DOLLAR TREE ANCHOR | 75% OF GLA
WALMART-ANCHORED RETAIL CORRIDOR
Building Details
Building Size
12,000 SF
Year Built
2018
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Dallas
Listed By:
Philip Levy · License #License(s): TX: 0522087-SA
(972) 755-5225
Source:
Marcusmillichap
Added: Sep 26
Last Checked: Sep 26 at 3:09PM
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 Marcus & Millichap - Dallas
Investment Insights
Based on property information with market context.
Built in 2018, this 12,000-square-foot shopping center contains three occupied suites on approximately 1.30 acres. Dollar Tree occupies 9,000 square feet, representing 75 percent of the center, alongside Spring Dental and Cricket Wireless. Each tenant leases under a triple-net structure, with lease expirations spanning December 2027 through January 2030. The leases also include scheduled rental increases and renewal options.
The property is located at 2325 E Main St in Cushing, Oklahoma, with exposure along East Main Street.
The property is located at 2325 E Main St in Cushing, Oklahoma, with exposure along East Main Street.
Key Highlights
- 12,000‑square‑foot center on approximately 1.30 acres
- Three occupied suites; built in 2018
- Dollar Tree occupies 9,000 square feet, or 75 percent of the center
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
$161,323
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
8.71%
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%
$3,226,460
$3.2M
Cap Rate 7%
$2,304,614
$2.3M
Cap Rate 9%
$1,792,478
$1.8M
Market Conditions
NOI Build-Up for 12,000 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
$243.4K $20.28/SF
− Vacancy
−$12.9K −$1.07/SF
EGI
$230.5K $19.21/SF
− OpEx
−$69.1K −$5.76/SF
NOI
$161.3K $13.44/SF
Area
Payne County, OK
Vacancy
5.30%
Lease Rate
$20.28 /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%
$3,226,460
Cap Rate 7%
$2,304,614
Cap Rate 9%
$1,792,478
Alternative Uses
Best Use
Retail
$2.30M
$2.02M – $2.69M
NOI $161,323 @ 7.0% cap · market cap 8.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.95M
$2.58M – $3.44M
NOI $206,565 @ 7.0% cap · market cap 11.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74023, OK
12,117
Population
5,474
Households
2.2
Avg Household Size
38
Median Age
16%
College-Educated
88%
High-School Grad
173.1 sq mi
ZIP Area
70
Density / Sq Mi
$48,859
Median Household Income
$34,202
Median Earnings
$759
Median Rent
$134,700
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Three occupied suites bring retail, dental care, and wireless service uses together.
Where is this shopping center located?
The property is located at 2325 E Main St Cushing, OK.
What is the asking price?
The asking price for this property is $1,853,000.
What are key features of this property?
This property features: 12,000‑square‑foot center on approximately 1.30 acres; Three occupied suites; built in 2018; Dollar Tree occupies 9,000 square feet, or 75 percent of the center
