Drive-Through Restaurant with Pylon
New
For Sale
$795,000
6155 South Garnett Road, Broken Arrow, OK 74012
Enclosed dining and kitchen areas provide a larger-format restaurant layout.
Property Size3,173 SF
Price / SF$250.55
Days on Market4
Property Features for 6155 South Garnett Road
General Information
Standard status
Active
Size
3,173 SF
Property subtype
Retail
Zoning
C3
Site & Location
Drive-Thru
Yes
Pylon Signage
Yes
Building Details
Building Size
3,173 SF
Year Built
2003
Listing Agency:
McGraw Commercial Properties | Tulsa
(713) 560-0556
Listed By:
Todd Frankenfield · License #OK #212124
(713) 560-0556
Source:
Mcgrawcp
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 30 at 2:10PM
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 McGraw Commercial Properties | Tulsa
Investment Insights
Based on property information with market context.
This drive-through restaurant property includes 3,173 SF of enclosed dining and kitchen space in a building constructed in 2003. An existing drive-through lane and pylon sign are already in place, providing established operational infrastructure for restaurant use. The layout is larger than older-format QSR buildings referenced in the surrounding market.
Located at 6155 South Garnett Road in Broken Arrow, the property is near intersections reporting traffic volumes of 19,000 to 21,000+ VPD. C3 zoning supports commercial restaurant and retail use. The site is designated FEMA Zone B/X and is not within a Special Flood Hazard Area. Southeast Tulsa retail vacancy is reported at 2.1%, compared with 3.1% across Tulsa.
Located at 6155 South Garnett Road in Broken Arrow, the property is near intersections reporting traffic volumes of 19,000 to 21,000+ VPD. C3 zoning supports commercial restaurant and retail use. The site is designated FEMA Zone B/X and is not within a Special Flood Hazard Area. Southeast Tulsa retail vacancy is reported at 2.1%, compared with 3.1% across Tulsa.
Key Highlights
- 3,173 SF of enclosed dining and kitchen space
- Existing drive‑through lane and pylon sign
- Building constructed in 2003
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
$35,322
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
4.44%
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%
$706,440
$706.4K
Cap Rate 7%
$504,600
$504.6K
Cap Rate 9%
$392,467
$392.5K
Market Conditions
NOI Build-Up for 3,173 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
$50.6K $15.96/SF
− Vacancy
−$3.5K −$1.12/SF
EGI
$47.1K $14.84/SF
− OpEx
−$11.8K −$3.71/SF
NOI
$35.3K $11.13/SF
Area
Broken Arrow, OK
Vacancy
7.00%
Lease Rate
$15.96 /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%
$706,440
Cap Rate 7%
$504,600
Cap Rate 9%
$392,467
Alternative Uses
Best Use
Specialty Retail
$504.6K
$441.5K – $588.7K
NOI $35,322 @ 7.0% cap · market cap 4.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$742.2K
$649.4K – $865.9K
NOI $51,954 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
580
Businesses Nearby
Explore this area
Business Placement
Demographics for 74012, OK
63,918
Population
26,069
Households
2.5
Avg Household Size
37
Median Age
34%
College-Educated
94%
High-School Grad
24.8 sq mi
ZIP Area
2,577
Density / Sq Mi
$80,079
Median Household Income
$44,321
Median Earnings
$1,211
Median Rent
$223,100
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?
Drive through restaurant - Enclosed dining and kitchen areas provide a larger-format restaurant layout.
Where is this drive through restaurant located?
The property is located at 6155 South Garnett Road Broken Arrow, OK.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3,173 SF of enclosed dining and kitchen space; Existing drive‑through lane and pylon sign; Building constructed in 2003
