Corner Convenience Store with
For Sale
Contact for pricing
6302 NW Cache Rd, Lawton, OK 73505
6,000 SF building on a corner with a 3,500 SF convenience store and 2,500 SF lease space.
Property Size6,000 SF
Price / SF$116.50
Days on Market112
Property Features for 6302 NW Cache Rd
General Information
Standard status
Active
Size
6,000 SF
Property subtype
RETAIL
Additional Details
Business Included
Yes
Building Details
Tenancy
Multi
Listing Agency:
Beam Real Estate, LLC
(469) 583-2390
Listed By:
Shehzad Ziauddin · License #653171
(469) 583-2390
Source:
Moodyscre
Added: Apr 20
Changed: Jul 27
Last Checked: Jul 27 at 1:06AM
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, LLC
Investment Insights
Based on property information with market context.
This is a 6,000 SF corner commercial property built with two suites, including a 3,500 SF convenience store and an additional 2,500 SF lease space. The asset is offered as a value-add opportunity, with the convenience store positioned to support fuel and retail uses.
The property is located on a busy road in a trade area with nearby retailers, including Dairy Queen next door and Applebee's across the street.
The building’s two-suite configuration provides flexibility for an operator to run the convenience store while leasing the remaining space. Owner financing is available with a down payment of 30% plus inventory.
The property is located on a busy road in a trade area with nearby retailers, including Dairy Queen next door and Applebee's across the street.
The building’s two-suite configuration provides flexibility for an operator to run the convenience store while leasing the remaining space. Owner financing is available with a down payment of 30% plus inventory.
Key Highlights
- 6,000 SF building on a corner in a busy trade area at 6302 NW Cache Road, Lawton, OK 73505
- Split layout with a 3,500 SF convenience store and a 2,500 SF lease space (2 suites total)
- Convenience store location on a busy road with constant traffic and nearby retailers including Dairy Queen and Applebee's
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
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
437
Businesses Nearby
318k
Monthly Visits Nearby
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Gas station - 6,000 SF building on a corner with a 3,500 SF convenience store and 2,500 SF lease space.
Where is this gas station 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: 6,000 SF building on a corner in a busy trade area at 6302 NW Cache Road, Lawton, OK 73505; Split layout with a 3,500 SF convenience store and a 2,500 SF lease space (2 suites total); Convenience store location on a busy road with constant traffic and nearby retailers including Dairy Queen and Applebee's
