Multi-Use Corner Commercial
For Sale
$275,000
790011 S Highway 177, Carney, OK 74832
Multi-use commercial building on a large corner lot with a storage garage; previously operated as a convenience store and restaurant.
Property Size1,581 SF
Price / SF$173.94
Days on Market334
Property Features for 790011 S Highway 177
General Information
Standard status
Active
Size
1,581 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
Premier Realty LLC
(405) 258-1324
Listed By:
Carl Martin · License #072633
(405) 258-6096
Source:
Exprealty
Added: Oct 7, 2025
Changed: Aug 20
Last Checked: Sep 4 at 11:56AM
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 Premier Realty LLC
Investment Insights
Based on property information with market context.
This multi-use commercial building has been used in the past as a convenience store and a restaurant. The property includes a main building of 1,581 square feet and a 20 x 24 storage garage. Public remarks also indicate that existing tanks are still in compliance.
The building is located at the corner of Highway 177 and Highway 105 on a large corner lot. The site provides room to expand and supports a variety of commercial options.
Offered for sale, the asset is sized for a small retail or food service concept while offering additional on-site storage through the attached garage.
The building is located at the corner of Highway 177 and Highway 105 on a large corner lot. The site provides room to expand and supports a variety of commercial options.
Offered for sale, the asset is sized for a small retail or food service concept while offering additional on-site storage through the attached garage.
Key Highlights
- Multi‑use commercial building at the corner of Highway 177 and 105
- Building is 1,581 SF and includes a 20x24 storage garage
- Previously operated as a convenience store and a restaurant
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
$15,770
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
5.73%
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%
$315,400
$315.4K
Cap Rate 7%
$225,286
$225.3K
Cap Rate 9%
$175,222
$175.2K
Market Conditions
NOI Build-Up for 1,581 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
$23.7K $15.00/SF
− Vacancy
−$1.2K −$0.75/SF
EGI
$22.5K $14.25/SF
− OpEx
−$6.8K −$4.27/SF
NOI
$15.8K $9.98/SF
Area
Lincoln County, OK
Vacancy
5.00%
Lease Rate
$15.00 /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%
$315,400
Cap Rate 7%
$225,286
Cap Rate 9%
$175,222
Alternative Uses
Best Use
Specialty Retail
$382.2K
$334.4K – $445.9K
NOI $26,751 @ 7.0% cap · market cap 9.73%
Second Best
Retail
$225.3K
$197.1K – $262.8K
NOI $15,770 @ 7.0% cap · market cap 5.73%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74832, OK
885
Population
386
Households
2.3
Avg Household Size
39
Median Age
13%
College-Educated
93%
High-School Grad
30.2 sq mi
ZIP Area
29
Density / Sq Mi
$56,667
Median Household Income
$36,429
Median Earnings
$859
Median Rent
$101,000
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?
Grocery and convenience store - Multi-use commercial building on a large corner lot with a storage garage; previously operated as a convenience store and restaurant.
Where is this grocery and convenience store located?
The property is located at 790011 S Highway 177 Carney, OK.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Multi‑use commercial building at the corner of Highway 177 and 105; Building is 1,581 SF and includes a 20x24 storage garage; Previously operated as a convenience store and a restaurant
