Conventional Restaurant
For Sale
Contact for pricing
Pending
920 S Ross Street, Fort Gibson, OK 74434
Restaurant property built in 2004 on South Ross Street in Fort Gibson.
Property Size2,958 SF
Days on Market396
Property Features for 920 S Ross Street
General Information
Standard status
Pending
Size
2,958 SF
Property subtype
Business for Sale
Building Details
Year Built
2004
Listing Agency:
Coldwell Banker Commercial Select Tulsa
Listed By:
Bobby McAlphine · License #OK
Source:
Crexi
Added: Aug 2, 2025
Changed: Aug 29
Last Checked: Aug 31 at 3:06PM
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 Coldwell Banker Commercial Select Tulsa
Investment Insights
Based on property information with market context.
This conventional restaurant property was constructed in 2004 and is located at 920 S Ross Street in Fort Gibson, Oklahoma. The asset is being offered for sale and is identified for restaurant use, including drive-through restaurant operations.
The seller is also open to lease, lease-purchase, or lease-option arrangements, creating multiple transaction structures for an operator or restaurant user. Property size is reported as 2,958.
The seller is also open to lease, lease-purchase, or lease-option arrangements, creating multiple transaction structures for an operator or restaurant user. Property size is reported as 2,958.
Key Highlights
- Restaurant property built in 2004
- Located at 920 S Ross Street in Fort Gibson, OK 74434
- Identified for conventional and drive‑through restaurant use
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
$28,411
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
3.55%
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%
$568,220
$568.2K
Cap Rate 7%
$405,871
$405.9K
Cap Rate 9%
$315,678
$315.7K
Market Conditions
NOI Build-Up for 2,958 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
$40.8K $13.80/SF
− Vacancy
−$2.9K −$0.99/SF
EGI
$37.9K $12.81/SF
− OpEx
−$9.5K −$3.20/SF
NOI
$28.4K $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%
$568,220
Cap Rate 7%
$405,871
Cap Rate 9%
$315,678
Alternative Uses
Best Use
Specialty Retail
$405.9K
$355.1K – $473.5K
NOI $28,411 @ 7.0% cap · market cap 3.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$619.1K
$541.8K – $722.3K
NOI $43,340 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74434, OK
8,889
Population
4,015
Households
2.2
Avg Household Size
40
Median Age
32%
College-Educated
94%
High-School Grad
123.2 sq mi
ZIP Area
72
Density / Sq Mi
$72,454
Median Household Income
$44,019
Median Earnings
$787
Median Rent
$181,200
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 - Restaurant property built in 2004 on South Ross Street in Fort Gibson.
Where is this conventional restaurant located?
The property is located at 920 S Ross Street Fort Gibson, OK.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Restaurant property built in 2004; Located at 920 S Ross Street in Fort Gibson, OK 74434; Identified for conventional and drive‑through restaurant use
