Lawton Commercial Property For
For Sale
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6302 NW Cache Rd, Lawton, OK 73505
6,000 SF building on a .41 acre lot.
Property Size6,000 SF
Lot Size0.41 Acres
Price / SF$116.50
Days on Market140
Property Features for 6302 NW Cache Rd
General Information
Standard status
Active
Size
6,000 SF
Lot size
0.41 Acres
Property subtype
Retail
Listing Agency:
Beam Real Estate
Listed By:
Shehzad Ziauddin · License #TX 653171
Source:
Crexi
Added: Mar 25
Changed: Aug 8
Last Checked: Aug 11 at 9:11AM
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 Beam Real Estate
Investment Insights
Based on property information with market context.
This commercial property features a 6,000-square-foot building situated on a 0.41-acre lot. The building is divided into two suites, with a 3,500-square-foot convenience store and a 2,500-square-foot lease space. The property is located on a corner in a busy trade area, next to Dairy Queen and across the street from Applebee's. The location is suitable for a gas station, given its position on a busy road with consistent traffic and proximity to numerous retailers. The convenience store currently generates $25,000 in monthly inside sales and sells 8,000 gallons of gas per month. The location does not have hot food or an inside kitchen. A major gas station is located down the street. Owner financing is available with 30% down payment plus inventory. The property is being offered below its real estate appraisal market value of $750,000.
Key Highlights
- Below market value: Selling below $750,000 appraisal.
- Owner financing available with 30% down payment plus inventory.
- High‑traffic location on a busy corner, ideal for a gas station.
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
$30,303
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
4.34%
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%
$606,060
$606.1K
Cap Rate 7%
$432,900
$432.9K
Cap Rate 9%
$336,700
$336.7K
Market Conditions
NOI Build-Up for 6,000 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
$46.8K $7.80/SF
− Vacancy
−$3.5K −$0.59/SF
EGI
$43.3K $7.22/SF
− OpEx
−$13.0K −$2.16/SF
NOI
$30.3K $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%
$606,060
Cap Rate 7%
$432,900
Cap Rate 9%
$336,700
Alternative Uses
Best Use
Specialty Retail
$1.22M
$1.07M – $1.43M
NOI $85,735 @ 7.0% cap · market cap 12.27%
Second Best
Retail
$1.14M
$1.00M – $1.33M
NOI $80,020 @ 7.0% cap · market cap 11.45%
Theoretical Best
Office A
$1.48M
$1.29M – $1.72M
NOI $103,283 @ 7.0% cap · market cap 14.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
437
Businesses Nearby
318k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 45%
Home Improvements & Furnishings 25%
Shops & Services 17%
Superstores 7%
Lowe's
Home Improvements & Furnishings
35,514 visits/mo
0.3 miles
The Home Depot
Home Improvements & Furnishings
31,836 visits/mo
0.2 miles
McDonald's
Dining
31,157 visits/mo
0.5 miles
Big Lots
Superstores
20,799 visits/mo
0.2 miles
Starbucks
Dining
19,302 visits/mo
0.1 miles
Demographics for 73505, OK
46,881
Population
22,124
Households
2.1
Avg Household Size
36
Median Age
25%
College-Educated
90%
High-School Grad
64.6 sq mi
ZIP Area
726
Density / Sq Mi
$57,496
Median Household Income
$33,601
Median Earnings
$915
Median Rent
$147,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Homeland — 6734 NW Cache Rd, Lawton, OK 73505
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - 6,000 SF building on a .41 acre lot.
Where is this grocery and convenience store located?
The property is located at 6302 NW Cache Rd Lawton, OK.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Below market value: Selling below $750,000 appraisal.; Owner financing available with 30% down payment plus inventory.; High‑traffic location on a busy corner, ideal for a gas station.
