Established Restaurant with
For Sale
Contact for pricing
1100 N York St, Muskogee, OK 74403
Well-equipped restaurant with drive-thru, smoker, and new roof.
Property Size1,152 SF
Price / SF$217.01
Days on Market699
Property Features for 1100 N York St
General Information
Standard status
Active
Size
1,152 SF
Property subtype
Retail
Zoning
C1
Building Details
Year Built
1958
Buildings
1
Listing Agency:
Interstate Properties Inc
(918) 781-9197
Listed By:
Earnie Gilder · License #OK
Source:
Crexi
Added: Sep 30, 2024
Changed: Aug 17
Last Checked: Aug 25 at 6:24PM
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 Interstate Properties Inc
Investment Insights
Based on property information with market context.
This locally owned restaurant property, known for its steaks, is available for purchase. The 1,152-square-foot building includes all kitchen equipment, booths, a walk-in freezer, and a wood-burning oven. It features double drive-thru windows, one on the north and one on the south side. A storage building and a walk-in smoker are located on site. The menu will be provided. A new roof was installed in 2024. The seller would consider a lease.
Key Highlights
- Established restaurant known for remarkable steaks
- All kitchen equipment included, featuring a walk‑in freezer and wood‑burning oven
- Double drive‑thru windows
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
$11,065
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
4.43%
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%
$221,300
$221.3K
Cap Rate 7%
$158,071
$158.1K
Cap Rate 9%
$122,944
$122.9K
Market Conditions
NOI Build-Up for 1,152 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
$15.9K $13.80/SF
− Vacancy
−$1.1K −$0.99/SF
EGI
$14.8K $12.81/SF
− OpEx
−$3.7K −$3.20/SF
NOI
$11.1K $9.60/SF
Area
Muskogee County, OK
Vacancy
7.20%
Lease Rate
$13.80 /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%
$221,300
Cap Rate 7%
$158,071
Cap Rate 9%
$122,944
Alternative Uses
Best Use
Specialty Retail
$158.1K
$138.3K – $184.4K
NOI $11,065 @ 7.0% cap · market cap 4.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$241.1K
$211.0K – $281.3K
NOI $16,879 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
283
Businesses Nearby
26k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 76%
Dining 24%
Phillips 66
Shops & Services
11,366 visits/mo
0.1 miles
Pizza Inn
Dining
6,232 visits/mo
0.1 miles
Bank Of Oklahoma - Muskogee
Shops & Services
3,115 visits/mo
0.1 miles
Arvest Bank
Shops & Services
2,229 visits/mo
0.5 miles
Advance Auto Parts
Shops & Services
1,619 visits/mo
0.3 miles
Demographics for 74403, OK
29,419
Population
12,779
Households
2.3
Avg Household Size
40
Median Age
21%
College-Educated
88%
High-School Grad
109.7 sq mi
ZIP Area
268
Density / Sq Mi
$57,171
Median Household Income
$35,732
Median Earnings
$841
Median Rent
$145,400
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?
Conventional restaurant - Well-equipped restaurant with drive-thru, smoker, and new roof.
Where is this conventional restaurant located?
The property is located at 1100 N York St Muskogee, OK.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Established restaurant known for remarkable steaks; All kitchen equipment included, featuring a walk‑in freezer and wood‑burning oven; Double drive‑thru windows
