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    729 S 6Th St McAlester, OK 74501

    View on Map
    Sponsored
    For Sale
    $299,000

    COMMERCIAL - McAlester, OK

    Type:Office
    Property size:
    2,914 SF
    Lot size:
    0.25 Acres
    Days on Market:
    48
    Last Refresh:
    Mar 27 at 11:06 pm

    Property Features for 729 S 6Th St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Standard status
    Active
    Zoning
    Commercial
    Interior features
    Display Window, High Speed Internet, Public Restrooms, Smoke Detector
    Exterior features
    Lighting, Storage
    Size
    2,914 SF
    Lot size
    0.25 Acres

    Utilities

    Utilities
    Water Available
    Cooling system
    Central Air

    Building Details

    Year built
    1925
    Floors in Building
    1
    Flooring type
    Concrete
    Building materials
    Steel
    Roof type
    Metal
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Terra Geralds
    Terra Geralds

    Property Solutions Real Estate Co.

    Listing agent Terra Geralds

    Listing date Feb 7, 2026

    MLS# 2604322

    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.

    Learn more

    Property Insight Report

    Overview

    Income-Producing Commercial Opportunity

    This income-producing commercial property features a well-maintained dual-suite building. Each suite has separate entrances, individual HVAC units, restrooms, and electric meters, making it suitable for multi-tenant operation or owner-user occupancy with supplemental income. Both suites feature open front layouts with ample natural light, polished concrete flooring, secondary rooms, and additional office or break areas. This provides flexibility for office, retail, salon, or service-based businesses. The main building is in excellent condition, both inside and out, and is move-in ready. Previously, one suite rented for $1,000 per month. Both sides offer similar layouts, presenting strong upside potential, with projected market rents of approximately $2,000+ per month combined, supporting an estimated 6-8% stabilized cap rate, with upside to 8%+ based on market rents. The property includes parking in both the front and rear, plus an additional detached storage/auxiliary structure offering further value-add potential with improvement. A side lot conveys with the property, providing flexibility for expansion, extra parking, or future development. The property is located in a visible area with steady traffic flow. The property size is 2914 square feet and the lot size is 0.25 acres. This presents an excellent opportunity for investors seeking stabilized cash flow with value-add components or owner-users looking to offset occupancy costs. The pro forma cap rate is based on projected rents.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Allied Appraisal Group ... Real Estate Agency

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    McAlester
    County
    Pittsburg
    State
    Oklahoma
    Longitude
    -95.765184
    Latitude
    34.922266

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    FAQs

    What type of property is this?
    Office units - Dual-suite building ideal for multi-tenant operation or owner-user occupancy.
    Where is this office units located?
    The property is located at 729 S 6Th St McAlester, OK.
    What is the asking price?
    The asking price for this property is $299,000.
    What are key features of this property?
    This property features: - Income-producing property with **potential for 6-8% (or higher) stabilized cap rate** based on market rents.; - Dual-suite building with separate entrances, HVAC, restrooms, and electric meters, suitable for multi-tenant or owner-user occupancy.; - **Move-in ready condition, inside and out**, minimizing immediate capital expenditures.
    (918) 869-1877
    Request Owner's contact information
    729 S 6Th St McAlester, OK 74501
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    McAlester, OK 74501
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    729 S 6Th St McAlester, OK 74501
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    Listing Contact
    Terra Geralds
    Terra Geralds
    Real Estate License ID: 181555
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