3803 N Bryan Ave • Flexible C-1 Commercial Property in Shawnee, OK
C-1 Zoned Commercial Building for Office, Retail, or Restaurant Use in Shawnee, OK
Commercial property zoned C-1 Local Commercial, located approximately 0.3 mile from E. 45th Street, one of Shawnee’s primary east–west corridors. On a corner 1.1-acre lot, the site includes a metal building with a durable shell and an interior suited for a range of neighborhood-oriented commercial uses.
This is a functional commercial asset with flexibility built into both the structure and the site.
Property Snapshot
- Address: 3803 N Bryan Avenue, Shawnee, OK
- Asking Price: $299,000
- Zoning: C-1 Local Commercial
- Building: Metal construction with upper-level area
- Parking: 12 on-site spaces, corner lot allows for future expansion
The Building
The existing metal construction building provides a durable shell that lends itself to a wide range of interior configurations. Tall ceilings, an upper-level area, and flexible layout options make it well-suited for an owner-user or a multi-tenant concept, depending on how a future buyer chooses to build it out.
Interior amenities include men’s and women’s locker rooms with showers and restroom facilities, as well as a kitchenette located in the office area behind the reception desk with laundry hookups. The structure also lends itself to division into multiple units for a multi-tenant or leased configuration.
On the rear of the building is an enclosed Florida room with windows on three sides, opening to a surrounding wood deck. With appropriate improvements and approvals, this space could support café-style seating, a small bistro or coffee shop concept, wine bar seating, or a client-facing hospitality area as part of a broader commercial use.
The grounds behind the building are heavily treed and include a dry creek with a footbridge, offering outdoor space that could be incorporated into a courtyard, garden seating, or an informal gathering area, depending on future use and site planning.
HVAC is currently inoperable and will need to be addressed by the new owner. This condition has been factored into the property’s pricing and positioning.
Site and Parking
The property currently provides 12 on-site parking spaces supporting day-to-day commercial activity. The corner configuration allows flexibility for future site planning, including potential parking expansion depending on use and layout.
A storage shed located on the north side of the property is not included in the sale.
Zoning and Use Flexibility
The property is zoned C-1 Local Commercial, a district intended to support neighborhood-oriented commercial activity and serve as a transition between residential areas and higher-intensity commercial zones.
To spur imagination, here are examples of neighborhood-scale uses that align well with C-1 intent and the adopted use table:
- Professional office, medical office, or administrative services
- Insurance and financial services
- Personal service businesses (salon, wellness, studio-style services)
- Training or instructional uses
- Retail store or specialty shop
- Restaurant, café, or coffee shop concepts
- Food preparation and sales
Note for planning purposes: in Shawnee’s adopted Use Table, a restaurant is permitted in C-1. Some uses, including bar and brewpub operations and drive-thru service, may require additional approvals depending on the specific concept.
Location Context
E. 45th Street functions as one of Shawnee’s primary east–west corridors, connecting nearby neighborhoods, schools, and commercial services. Being within 0.3 mile of this corridor provides accessibility without the congestion or pricing pressure often found directly on major arterials.
This balance makes the site particularly attractive for businesses that value convenience, parking, and functionality over high-traffic retail exposure.
Local residents will recognize the property as the former Crain’s Muscle World, a long-standing neighborhood business, though the building is well-suited for a wide range of future commercial uses.
Offered As-Is
The property is offered as-is, with pricing reflective of its condition and remaining utility. Buyers who value flexibility, durability, and the ability to execute a clear plan will recognize the appeal of controlling a C-1 commercial asset with both building and site adaptability.
Traffic & Trade Area Map
Next Steps
For additional details, zoning information, or to schedule a private showing, please reach out directly. Showings are available by appointment.
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Information is believed accurate but not guaranteed. Buyer to verify all information important to the decision to purchase, including zoning compliance for intended use, utility availability and capacity, and any development standards that may apply.
