Concrete Restaurant
For Sale
$800,000
Pending
920 S Ross Street, Fort Gibson, OK 74434
Commercial, Fort Gibson, OK
Property Size2,958 SF
Lot Size0.64 Acres
Days on Market1280
Property Features for 920 S Ross Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Com
Security features
Security System
Interior features
9' Ceiling Height, Equipment Remarks, Public Restrooms, Security System-Owned, Smoke Detector
Exterior features
Dumpster, Lighting, Pole Sign, Roof Sign, Sidewalk, Storage
Elementary school district
Fort Gibson - Sch Dist (K3)
Middle school district
Fort Gibson - Sch Dist (K3)
High school district
Fort Gibson - Sch Dist (K3)
Directions
From office L on Bypass L on Hwy 62 (Muskogee Ave) go to Fort Gibson R on Lee St R on Ross Ave Property on L next to McDonalds. From Muskogee E on Hwy 62 at Fort Gibson L on Lee St R on Ross Ave Property on L next to McDonalds.
Standard status
Pending
APN
510049981
Size
2,958 SF
Lot size
0.64 Acres
Taxes and HOA fees
Tax Year
2021
Tax Description
A strip, piece or parcel of land lying in part of the SW1/4 of the SE1/4 of section12, T15N, R19E in Muskogee County, Oklahoma. (See Legal Addendum for full legal)
Tax Annual Amount
2822
Legal Description
A strip, piece or parcel of land lying in part of the SW1/4 of the SE1/4 of section12, T15N, R19E in Muskogee County, Oklahoma. (See Legal Addendum for full legal)
Utilities
Utilities
Cable Available
Building Details
Year built
2004
Flooring type
Tile
Building materials
Concrete
Additional Structures
Storage
Listing Agency:
Coldwell Banker Select
(918) 458-5888
Listed By:
Bobby J. McAlpine Jr · License #155147
(918) 708-5888
Added: Feb 20, 2023
Changed: Aug 19
Last Checked: Aug 23 at 6:06PM
MLS# 2306749
Copyright © 2026 MLS Technology, 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 conventional restaurant property includes a 2,958-square-foot building on 0.641 acres, constructed in 2004 with concrete construction, tile flooring, and 9' ceiling height. Interior features include public restrooms, an owned security system, smoke detectors, and equipment-related improvements. Exterior improvements include a dumpster, lighting, pole sign, roof sign, sidewalk, and storage. The property is located at 920 S Ross Street in Fort Gibson, Oklahoma, with cable available and a Com zoning designation. Its combination of restaurant-oriented improvements, visible signage, and supporting site features provides a defined commercial property configuration.
Key Highlights
- 2,958‑square‑foot restaurant building on 0.641 acres
- Built in 2004 with concrete construction and tile flooring
- 9' ceiling height with public restrooms
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
Property Profile
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant property with public restrooms, tile flooring, signage, and an owned security system.
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: 2,958‑square‑foot restaurant building on 0.641 acres; Built in 2004 with concrete construction and tile flooring; 9' ceiling height with public restrooms
