Restored Victorian Bed &
For Sale
$775,000
1016 W Warner Ave, Guthrie, OK 73044
Hospitality property with bedroom suites, a commercial kitchen, formal gathering rooms, and adaptable space across three levels.
Property Size5,347 SF
Price / SF$144.94
Days on Market27
Property Features for 1016 W Warner Ave
General Information
Standard status
Active
Size
5,347 SF
Additional Details
Business Included
Yes
Building Details
Year Built
1900
Stories
3
Listing Agency:
J Stout Real Estate LLC
(405) 401-8296
Listed By:
Carroll Smithson · License #200258
Source:
Alloverok
Added: Aug 5
Changed: Aug 29
Last Checked: Aug 30 at 8:46PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of J Stout Real Estate LLC
Investment Insights
Based on property information with market context.
Built in 1900, this Victorian property combines restored period character with an operating hospitality configuration. The main level includes a parlor with a wood-burning fireplace, an oak-paneled dining room, a second dining room or office, another fireplace, a half bath, a commercial kitchen, and a bedroom with a private bathroom. Five additional bedroom suites occupy the second floor, each with a private sitting room and claw-foot tub.
A flexible third-floor area includes plumbing for an additional bathroom, while the full basement provides storage and laundry space. The offering also includes The Stone Lion Inn bed and breakfast and its murder mystery business. The property is located in Guthrie, Oklahoma, and carries Commercial zoning.
A flexible third-floor area includes plumbing for an additional bathroom, while the full basement provides storage and laundry space. The offering also includes The Stone Lion Inn bed and breakfast and its murder mystery business. The property is located in Guthrie, Oklahoma, and carries Commercial zoning.
Key Highlights
- Victorian property built in 1900 with restored period character
- Six bedrooms total, including five second‑floor suites with private sitting rooms
- Commercial kitchen, formal dining rooms, parlor, and multiple fireplaces
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
$40,231
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
5.19%
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%
$804,620
$804.6K
Cap Rate 7%
$574,729
$574.7K
Cap Rate 9%
$447,011
$447.0K
Market Conditions
NOI Build-Up for 5,347 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
$96.2K $18.00/SF
− Vacancy
−$11.5K −$2.16/SF
EGI
$84.7K $15.84/SF
− OpEx
−$44.5K −$8.32/SF
NOI
$40.2K $7.52/SF
Area
Logan County, OK
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$804,620
Cap Rate 7%
$574,729
Cap Rate 9%
$447,011
Alternative Uses
Best Use
Hotel Hospitality
$574.7K
$502.9K – $670.5K
NOI $40,231 @ 7.0% cap · market cap 5.19%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.29M
$1.13M – $1.51M
NOI $90,471 @ 7.0% cap · market cap 11.67%
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
139
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73044, OK
24,603
Population
10,050
Households
2.4
Avg Household Size
39
Median Age
24%
College-Educated
91%
High-School Grad
264.7 sq mi
ZIP Area
93
Density / Sq Mi
$71,442
Median Household Income
$39,284
Median Earnings
$890
Median Rent
$200,100
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Atomic Loft * — 117 W Harrison Ave, Guthrie, OK 73044
- Guthrie Inns — 124 W Harrison Ave, Guthrie, OK 73044
- Jaded Getaway — 123 W Harrison Ave, Guthrie, OK 73044
- Stone Lion Inn — 1016 W Warner Ave, Guthrie, OK 73044
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Hospitality property with bedroom suites, a commercial kitchen, formal gathering rooms, and adaptable space across three levels.
Where is this bed & breakfast located?
The property is located at 1016 W Warner Ave Guthrie, OK.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Victorian property built in 1900 with restored period character; Six bedrooms total, including five second‑floor suites with private sitting rooms; Commercial kitchen, formal dining rooms, parlor, and multiple fireplaces
