Truck Stop Property with Highway
New
For Sale
$2,550,000
9952 Hornbeam Road, Henryetta, OK 74437
Commercial Sale, Henryetta, OK
Property Size14,226 SF
Lot Size8.48 Acres
Price / SF$179.25
Days on Market2
Property Features for 9952 Hornbeam Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
Take exit 237 toward US-62 BUS/US-75 BUS/I-40BL/Henryetta Turn left onto I-40BL/US-62 BUS/US-75 BUS Turn left onto Hornbeam Rd, Destination is on the left.
Standard status
Active
APN
9952NONEHornbeam74437
Size
14,226 SF
Lot size
8.48 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
Hard Corner
High Traffic
High Visibility
Utilities to Site
Building Details
Year built
1960
Listing Agency:
KirkAngel, Inc.
(405) 208-7802
Listed By:
Daniel Kepford · License #202758
(405) 541-5459
Added: Aug 27
Last Checked: Aug 28 at 3:06PM
MLS# 1246609
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 truck stop property spans 8.48 acres and includes 14,226 square feet of existing property improvements. The asset dates to 1960 and is designated Commercial. Public water and public sewer are available, providing established utility service for the site.
Positioned at a hard corner directly off I-40, the property benefits from highway-oriented access and a prominent roadside setting. Its location in Henryetta, Oklahoma, places the site within Okmulgee County and supports its intended truck stop classification.
Positioned at a hard corner directly off I-40, the property benefits from highway-oriented access and a prominent roadside setting. Its location in Henryetta, Oklahoma, places the site within Okmulgee County and supports its intended truck stop classification.
Key Highlights
- 8.48‑acre truck stop property
- 14,226 square feet of property improvements
- Hard‑corner position directly off I‑40
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
$157,260
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
6.17%
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%
$3,145,200
$3.1M
Cap Rate 7%
$2,246,571
$2.2M
Cap Rate 9%
$1,747,333
$1.7M
Market Conditions
NOI Build-Up for 14,226 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
$239.0K $16.80/SF
− Vacancy
−$14.3K −$1.01/SF
EGI
$224.7K $15.79/SF
− OpEx
−$67.4K −$4.74/SF
NOI
$157.3K $11.05/SF
Area
Okmulgee County, OK
Vacancy
6.00%
Lease Rate
$16.80 /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%
$3,145,200
Cap Rate 7%
$2,246,571
Cap Rate 9%
$1,747,333
Alternative Uses
Best Use
Retail
$2.25M
$1.97M – $2.62M
NOI $157,260 @ 7.0% cap · market cap 6.17%
Second Best
Industrial
$977.0K
$854.9K – $1.14M
NOI $68,389 @ 7.0% cap · market cap 2.68%
Theoretical Best
Office A
$3.36M
$2.94M – $3.92M
NOI $234,900 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
81
Businesses Nearby
1k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 100%
Super 8 Henryetta
Hotels & Casinos
1,051 visits/mo
0.2 miles
Demographics for 74437, OK
9,098
Population
4,355
Households
2.1
Avg Household Size
42
Median Age
14%
College-Educated
83%
High-School Grad
190.3 sq mi
ZIP Area
48
Density / Sq Mi
$45,283
Median Household Income
$33,942
Median Earnings
$767
Median Rent
$91,800
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?
Truck stop - Commercial truck stop site with public water and public sewer serving the property.
Where is this truck stop located?
The property is located at 9952 Hornbeam Road Henryetta, OK.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: 8.48‑acre truck stop property; 14,226 square feet of property improvements; Hard‑corner position directly off I‑40
