Storefront with Flower Shop
For Sale
$249,900
421 E Commercial Street, Inola, OK 74036
Commercial, Inola, OK
Property Size1,344 SF
Lot Size0.17 Acres
Price / SF$185.94
Days on Market35
Property Features for 421 E Commercial Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
UC Platted
Interior features
Mini-Kitchen, Public Restrooms, Suspended Ceiling
Exterior features
Lighting, Roof Sign
Subdivision
INOLA OT
Elementary school district
Inola - Sch Dist (26)
Middle school district
Inola - Sch Dist (26)
High school district
Inola - Sch Dist (26)
Directions
From Tulsa: Take US-412 East approx. 25 mile toward Chouteau. Take the OK-88/Inola exit and head south on Hwy 88 into Inola. Hwy 88 become BroadwayAve. At the Commercial St intersection in downtown Inola, turn left (east) onto E Commecial St. Continue Approx 4 blocks - property is at 421 E Commecial St. Sign on propery. POB: 412 exit. Take 88 to Inola. Turn left on Commercial St and follow toward the school. Property is on the left
Standard status
Active
Size
1,344 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG SE/C LOT 6; NWLY ALG ELY BNDRY LOT 6 BLOCK 2 150' TO C/L VACATED ALLEY; NELY ALG C/L 50'; SELY PERP TO C/L 150'TO SLY LINE OF VACATED "F" STREET; THEN SWLY 50' TO POB
Tax Annual Amount
918
Legal Description
BEG SE/C LOT 6; NWLY ALG ELY BNDRY LOT 6 BLOCK 2 150' TO C/L VACATED ALLEY; NELY ALG C/L 50'; SELY PERP TO C/L 150'TO SLY LINE OF VACATED "F" STREET; THEN SWLY 50' TO POB
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2015
Building materials
Steel
Roof type
Metal
Listing Agency:
Keller Williams Premier · Keller Williams Realty
(918) 283-2252
Listed By:
Kevin Abbott · License #175462
(918) 244-9706
Added: Aug 4
Changed: Aug 19
Last Checked: Sep 7 at 12:06PM
MLS# 2628751
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 1,344-square-foot storefront building was constructed in 2015 with steel construction and a metal roof. The interior includes an open retail area, dedicated prep and workstations, storage, a delivery zone, mini-kitchen, public restrooms, and suspended ceilings. Central heating and central air serve the space, while exterior features include lighting and a roof sign.
Situated at 421 E Commercial Street in Inola, the property includes highway frontage and on-site parking. Zoning is UC Platted, and the site measures 0.17 acres. The sale also includes the established flower shop business, including its name, website, equipment, refrigeration, and inventory. The property is near Hwy 412 and the Tulsa Metro area.
Situated at 421 E Commercial Street in Inola, the property includes highway frontage and on-site parking. Zoning is UC Platted, and the site measures 0.17 acres. The sale also includes the established flower shop business, including its name, website, equipment, refrigeration, and inventory. The property is near Hwy 412 and the Tulsa Metro area.
Key Highlights
- 1,344 SF storefront building on a 0.17‑acre site
- 2015 steel construction with a metal roof
- Open retail area with prep stations, workstations, storage, and delivery zone
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
$18,864
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
7.55%
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%
$377,280
$377.3K
Cap Rate 7%
$269,486
$269.5K
Cap Rate 9%
$209,600
$209.6K
Market Conditions
NOI Build-Up for 1,344 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
$28.5K $21.24/SF
− Vacancy
−$1.6K −$1.19/SF
EGI
$26.9K $20.05/SF
− OpEx
−$8.1K −$6.02/SF
NOI
$18.9K $14.04/SF
Area
Rogers County, OK
Vacancy
5.60%
Lease Rate
$21.24 /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%
$377,280
Cap Rate 7%
$269,486
Cap Rate 9%
$209,600
Alternative Uses
Best Use
Retail
$269.5K
$235.8K – $314.4K
NOI $18,864 @ 7.0% cap · market cap 7.55%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$336.6K
$294.5K – $392.7K
NOI $23,563 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
8k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 56%
Dining 44%
Dollar Tree
Shops & Services
4,539 visits/mo
0.5 miles
Simple Simon's Pizza
Dining
1,968 visits/mo
0.4 miles
Daylight Donuts
Dining
1,596 visits/mo
0.1 miles
Demographics for 74036, OK
7,182
Population
2,858
Households
2.5
Avg Household Size
41
Median Age
19%
College-Educated
86%
High-School Grad
128.4 sq mi
ZIP Area
56
Density / Sq Mi
$78,187
Median Household Income
$43,585
Median Earnings
$938
Median Rent
$200,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Red Barn Flowers And Gifts — 6 S Broadway Ave, Inola, OK 74036
Frequently Asked Questions
What type of property is this?
Storefront property - Steel retail building offers an open sales area, prep stations, storage, and a delivery zone.
Where is this storefront property located?
The property is located at 421 E Commercial Street Inola, OK.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: 1,344 SF storefront building on a 0.17‑acre site; 2015 steel construction with a metal roof; Open retail area with prep stations, workstations, storage, and delivery zone
