Building Details

Year built 1994

Floors in Building 1

Listing Agency: Premier Realty LLC k***@yahoo.com Show Phone

Listed By: Carl Martin · License #072633 Show Phone

Added: Oct 7, 2025 Changed: Aug 19 Last Checked: Aug 29 at 5:06AM

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MLS# 1194852

Copyright © 2026 MLSOK, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This commercial property includes a 1,581-square-foot building and a 20-by-24-foot storage garage on a 2.45-acre parcel. The building previously accommodated convenience store and restaurant operations, while the existing tanks remain in compliance. Constructed in 1994, the property offers a combination of enclosed commercial space, supplemental storage, and an expansive site configuration.

The parcel occupies the corner of Highway 177 and Highway 105 in Carney, Oklahoma. Commercial zoning supports the property’s existing commercial profile, and the corner setting provides direct exposure to both highways. The site’s available land area also allows room for future expansion, subject to applicable approvals.

Key Highlights

• 2.45‑acre corner parcel at Highway 177 and Highway 105
• 1,581 SF commercial building
• 20‑by‑24‑foot storage garage

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 (±1% cap)

NOI $26,751 @ 7.0% cap · market cap 9.73%

Second Best

Retail

$225.3K

$197.1K – $262.8K (±1% cap)

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

Grocery and convenience stores

Suggested Use

Top Pick Big Box & Wholesale Store Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

10

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

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Commercially zoned corner property with an existing building and storage garage.

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: 2.45‑acre corner parcel at Highway 177 and Highway 105; 1,581 SF commercial building; 20‑by‑24‑foot storage garage