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A OK Motel 509 W Main St 27 Room Hotel Wilburton, OK 74578 $399,000 ($14,778/Room)
Investment Highlights
- Prime high-way frontage with built-in demand drivers
- Large 2-acre site with low site coverage (future upside)
- Undersupplied lodging market with limited competition
- Mixed use income stream: motel + retail
- Well-maintained condition = value-add without heavy capex
Executive Summary
For an investor, that means:
• Low competition for budget travelers
• Consistent baseline occupancy from workforce, state agencies, and regional visitors
• Opportunity to capture demand without needing to be a premium product
Tourism Anchors: Robbers Cave State Park
Wilburton is the gateway to Robbers Cave State Park, one of Oklahoma’s most visited outdoor destinations. The park draws:
• Hikers
• Hunters
• Horseback riders
• Families
• Fall festival visitors
Strong Workforce-Driven Demand
Wilburton and Latimer County have a high concentration of:
• Energy workers
• Truck drivers
• Seasonal labor
• Traveling contractors
The job listings in the area show a heavy presence of transportation and delivery roles, which correlates with steady demand for affordable motels.
Three-Tenant Retail Space = Additional Income Stability
The retail units create:
• Diversified income streams
• Reduced reliance on nightly occupancy
• Higher cap rate appeal
Value-Add Upside Without Heavy Capital
Because the property is already income-producing, a buyer can:
• Improve signage and online presence
• Add digital booking channels
• Increase ADR modestly
• Re-tenant or reposition the retail units
In rural Oklahoma, even small improvements can materially increase NOI.
With an executed NDA, financials and additional property data is available. Please do not disturb the on-site manager. Call to schedule a tour.
Additional property details in Property Description.
Property Facts
| Price | $399,000 | Building Size | 9,366 SF |
| Price Per Room | $14,778 | No. Rooms | 27 |
| Sale Type | Investment | No. Stories | 1 |
| Sale Condition | Business Value Included | Year Built | 1983 |
| Property Type | Hospitality | Parking Ratio | 4.38/1,000 SF |
| Property Subtype | Hotel | Corridor | Exterior |
| Building Class | C | Opportunity Zone |
Yes
|
| Lot Size | 2.04 AC | ||
| Zoning | Commercial - Commercial | ||
| Price | $399,000 |
| Price Per Room | $14,778 |
| Sale Type | Investment |
| Sale Condition | Business Value Included |
| Property Type | Hospitality |
| Property Subtype | Hotel |
| Building Class | C |
| Lot Size | 2.04 AC |
| Building Size | 9,366 SF |
| No. Rooms | 27 |
| No. Stories | 1 |
| Year Built | 1983 |
| Parking Ratio | 4.38/1,000 SF |
| Corridor | Exterior |
| Opportunity Zone |
Yes |
| Zoning | Commercial - Commercial |
Amenities
- Smoke Detector
About 509 W MAIN ST , WILBURTON, OK 74578
A-OK Motel represents a rare opportunity to acquire a cash-flowing, mixed-use hospitality asset in an undersupplied rural lodging market. Located on West Main Street just off State Highway 2, the property benefits from strong visibility, consistent traffic, and proximity to key demand drivers including Robbers Cave State Park, Wilburton Public Schools, and regional workforce activity. The motel includes 27 exterior-corridor rooms plus a three-tenant retail strip, providing diversified income and operational stability. The improvements, constructed in 1965, are dated but well-maintained, allowing a buyer to operate immediately while pursuing cosmetic upgrades to increase ADR and occupancy. The motel also includes an updated three-bedroom manager's living quarters. The 2-acre site offers significant long-term upside. With only 10.5% site coverage, investors have the flexibility to expand the room count, add RV hookups, develop storage units, or reposition the retail component. This land-rich configuration is especially attractive in rural Oklahoma markets where replacement costs far exceed acquisition pricing. Wilburton’s lodging supply is limited, and the subject property is well-positioned to capture demand from contractors, energy workers, truck drivers, and outdoor recreation visitors. This combination of stable cash flow, mixed-use income, and value-add potential makes the A-OK Motel a compelling acquisition for both owner-operators and investors seeking yield in a low-competition market. New roof in 2016 Manager's living quarters: three bedrooms and remodeled in 2018 New commercial washer: July 2020 New hot water heater: office building March 2026 2023 Updates to Rooms: 23 rooms: flat screen tvs 19 rooms: new wall a/c units 16 rooms: new beds 17 rooms: 2.5-cubic mini fridge 27-room breakdown: 12 singles 13 doubles 2 triples For more information or to schedule a tour: Julie Buxton, CCIM | McGraw Commercial Properties Cell: (214) 500-4713
Room Mix Information
| Description | No. Rooms | Daily Rate | SF |
|---|---|---|---|
| Guest Room | 27 | $51.00 | - |
Property Taxes
| Parcel Number | 1010-00-000-084-0-005-00 | Improvements Assessment | $27,311 |
| Land Assessment | $1,145 | Total Assessment | $28,456 |
Property Taxes
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A OK Motel | 509 W Main St
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