C-2 Commercial Land
For Sale
$364,500
222 N Blackwelder Avenue, Edmond, OK 73034
Commercial Sale, Edmond, OK
Property Size1,754 SF
Lot Size0.16 Acres
Price / SF$207.81
Days on Market78
Property Features for 222 N Blackwelder Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
From Blackwelder Ave and Ayers go S on Blackwelder to Campbell. Property is on the SE side of the street.
Standard status
Active
APN
222NBlackwelder73034
Size
1,754 SF
Lot size
0.16 Acres
Building Details
Year built
1962
Floors in Building
1
Building materials
Frame
Listing Agency:
OK Flat Fee Realty
(405) 759-8448
Listed By:
Chance Daggs · License #177744
(405) 517-0094
Added: Jun 19
Changed: Aug 26
Last Checked: Sep 4 at 2:06AM
MLS# 1235600
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 land assembly includes two existing frame structures totaling 1,754 square feet. Built in 1962, the improvements measure 1,034 square feet and 720 square feet, respectively. The level site has major utilities already present and is zoned C-2 within Edmond’s PUD framework, supporting commercial redevelopment subject to applicable approvals and verification.
The property is located near the University of Central Oklahoma and Downtown Edmond. Nearby destinations identified for the site include the Railyard, local shopping, and the Edmond Farmers Market. Existing improvements, utility availability, and the commercial zoning provide a defined starting point for evaluating future development or reuse plans.
The property is located near the University of Central Oklahoma and Downtown Edmond. Nearby destinations identified for the site include the Railyard, local shopping, and the Edmond Farmers Market. Existing improvements, utility availability, and the commercial zoning provide a defined starting point for evaluating future development or reuse plans.
Key Highlights
- C‑2 zoning within Edmond’s PUD framework
- Two existing frame structures totaling 1,754 square feet
- Improvements measure 1,034 square feet and 720 square feet
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
$11,160
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
3.06%
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%
$223,200
$223.2K
Cap Rate 7%
$159,429
$159.4K
Cap Rate 9%
$124,000
$124.0K
Market Conditions
NOI Build-Up for 1,754 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
$22.5K $12.84/SF
− Vacancy
−$2.2K −$1.27/SF
EGI
$20.3K $11.57/SF
− OpEx
−$9.1K −$5.21/SF
NOI
$11.2K $6.36/SF
Area
Oklahoma County, OK
Vacancy
9.90%
Lease Rate
$12.84 /SF/Yr
Expense Ratio
45.00%
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%
$223,200
Cap Rate 7%
$159,429
Cap Rate 9%
$124,000
Alternative Uses
Best Use
Apartment 5plus
$159.4K
$139.5K – $186.0K
NOI $11,160 @ 7.0% cap · market cap 3.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$365.3K
$319.7K – $426.2K
NOI $25,573 @ 7.0% cap · market cap 7.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,157
Businesses Nearby
Explore this area
Business Placement
Demographics for 73034, OK
47,553
Population
18,727
Households
2.5
Avg Household Size
37
Median Age
59%
College-Educated
96%
High-School Grad
51.7 sq mi
ZIP Area
920
Density / Sq Mi
$113,296
Median Household Income
$52,163
Median Earnings
$1,203
Median Rent
$368,000
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Level commercial site with existing structures and major utilities in place near UCO and Downtown Edmond.
Where is this commercial land located?
The property is located at 222 N Blackwelder Avenue Edmond, OK.
What is the asking price?
The asking price for this property is $364,500.
What are key features of this property?
This property features: C‑2 zoning within Edmond’s PUD framework; Two existing frame structures totaling 1,754 square feet; Improvements measure 1,034 square feet and 720 square feet
