Highway-Access Flex
For Sale
$450,000
13599 E Highway 64, Webbers Falls, OK 74470
Commercial, Webbers Falls, OK
Property Size5,000 SF
Lot Size4.79 Acres
Price / SF$90
Days on Market135
Property Features for 13599 E Highway 64
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Carport
Interior features
Floored Attic, Mini-Kitchen, Public Restrooms
Exterior features
Lighting
Fencing
Chain Link
Elementary school district
Webbers Falls - Sch Dist (K0)
Middle school district
Webbers Falls - Sch Dist (K0)
High school district
Webbers Falls - Sch Dist (K0)
Directions
From Exit number 287 on I-40. Drive 1.5 miles and the property is on the Left
Standard status
Active
APN
510044759
Size
5,000 SF
Lot size
4.79 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
T12N R20E S24 PART NW BEGINNING 33 S NW/C SECTION 24 E446.93 S30(DEGREES)1344E 46.97 S59(DEGREES)1811W 74.91 S30(DEGREES)4214E 106.43 W459.65 N170.34 TO POINT OF BEGINNING
Tax Annual Amount
971
Legal Description
T12N R20E S24 PART NW BEGINNING 33 S NW/C SECTION 24 E446.93 S30(DEGREES)1344E 46.97 S59(DEGREES)1811W 74.91 S30(DEGREES)4214E 106.43 W459.65 N170.34 TO POINT OF BEGINNING
Utilities
Cooling system
Central Air
Amenities
conference area
kitchenette
full bathroom with shower
Building Details
Year built
1999
Flooring type
Tile, Concrete
Building materials
Steel
Roof type
Metal
Listing Agency:
Property Solutions Real Estate
(918) 457-4100
Listed By:
Scott Letourneau · License #202866
(931) 209-8058
Added: Apr 29
Changed: Sep 3
Last Checked: Sep 10 at 4:06AM
MLS# 2615010
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 flex property includes a 5,000-square-foot steel building constructed in 1999, with office and showroom areas, a conference space, mini-kitchen, full bathroom with shower, parts storage, and a shop with vaulted ceilings. Tile and concrete flooring, central air, a metal roof, lighting, and a carport are also included. An attached 20' x 60' lean-to adds covered work or storage space.
The site sits at State Highway 64 and Highway 100, with access to I-40 and the Muskogee Turnpike. Approximately one acre is enclosed by an eight-foot chain-link fence for secured equipment or vehicle storage. The property is near the Arkansas River, Illinois River, Lake Tenkiller, and Lake Kerr, with additional land for expansion or outdoor operations.
The site sits at State Highway 64 and Highway 100, with access to I-40 and the Muskogee Turnpike. Approximately one acre is enclosed by an eight-foot chain-link fence for secured equipment or vehicle storage. The property is near the Arkansas River, Illinois River, Lake Tenkiller, and Lake Kerr, with additional land for expansion or outdoor operations.
Key Highlights
- 5,000‑square‑foot flex building on 4.79 acres
- Highway 64 and Highway 100 intersection with access to I‑40 and Muskogee Turnpike
- Office, showroom, conference area, mini‑kitchen, bathroom, parts room, and vaulted shop
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
$32,308
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
7.18%
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%
$646,160
$646.2K
Cap Rate 7%
$461,543
$461.5K
Cap Rate 9%
$358,978
$359.0K
Market Conditions
NOI Build-Up for 5,000 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
$57.0K $11.40/SF
− Vacancy
−$7.3K −$1.46/SF
EGI
$49.7K $9.94/SF
− OpEx
−$17.4K −$3.48/SF
NOI
$32.3K $6.46/SF
Area
Muskogee County, OK
Vacancy
12.80%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
35.00%
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%
$646,160
Cap Rate 7%
$461,543
Cap Rate 9%
$358,978
Alternative Uses
Best Use
Flex RnD
$461.5K
$403.9K – $538.5K
NOI $32,308 @ 7.0% cap · market cap 7.18%
Second Best
Industrial
$358.8K
$314.0K – $418.6K
NOI $25,116 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$1.05M
$915.7K – $1.22M
NOI $73,259 @ 7.0% cap · market cap 16.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74470, OK
1,267
Population
738
Households
1.7
Avg Household Size
48
Median Age
16%
College-Educated
86%
High-School Grad
80.4 sq mi
ZIP Area
16
Density / Sq Mi
$64,583
Median Household Income
$40,588
Median Earnings
$156,000
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Steel flex building with office, showroom, shop, and secured outdoor storage.
Where is this flex space located?
The property is located at 13599 E Highway 64 Webbers Falls, OK.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 5,000‑square‑foot flex building on 4.79 acres; Highway 64 and Highway 100 intersection with access to I‑40 and Muskogee Turnpike; Office, showroom, conference area, mini‑kitchen, bathroom, parts room, and vaulted shop
