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    10277 2130 Rd Foss, OK 73647

    Sponsored
    For Sale
    $635,000

    Lakefront Retail & Residential Complex

    Property size:
    2,716 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    405
    This exceptional 7.75-acre commercial property in Foss, Oklahoma (73647), presents a unique investment opportunity. The property includes a 2,716 sq ft convenience store, gas station, and storefront, complemented by a liquor store and bait shop, catering to the recreational needs of Foss Lake visitors. The site also boasts 93 boat storage bays, providing additional revenue streams. Further enhancing its appeal is an on-site RV park, ideal for extended stays. Three residential properties are included: a 1,052 sq ft, two-bedroom, two-bathroom home, and two additional homes suitable for various uses, such as rentals or employee housing. The property is zoned commercial and was built in 1980. Located near the shores of Foss Lake, this is the only convenience store on the lake, ensuring a captive market. The asking price is $635,000, with a price per square foot of $233.80. The property's diverse revenue streams and prime location near Foss Lake offer significant potential for growth and profitability. The Custer County location and its proximity to the lake provide a unique blend of commercial and residential opportunities. This turnkey operation is ready for a new owner to capitalize on its established success and inherent potential. The property's APN is 1420-00-000-008-0-000-00.

    Property Features for 10277 2130 Rd

    General Information

    Property type
    Individual retail properties
    Square Feet
    2,716 SF
    Lot Size
    337,590 SF

    Building Details

    Year Built
    1980

    We can help!

    Listing Contact
    Brian Woodward
    Brian Woodward

    Learn more

    Property Insight Report
    Property Profile Location Intelligence

    Current Use by Public Records

    B&K Bait House Gas Station

    Map

    City
    Foss
    County
    Custer
    State
    Oklahoma
    Longitude
    -99.188546
    Latitude
    35.52628

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    FAQs

    What type of property is this?
    Individual retail property - Lakefront Retail & Residential Complex
    Where is this individual retail property located?
    The property is located at 10277 2130 Rd Foss, OK.
    What is the asking price?
    The asking price for this property is $635,000.
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    Foss, OK 73647
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    10277 2130 Rd Foss, OK 73647
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    We can help!
    Listing Contact
    Brian Woodward
    Brian Woodward
    Real Estate License ID: OK
    Learn more
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