Victorian Bed &
For Sale
$775,000
1016 W Warner Avenue, Guthrie, OK 73044
COMMERCIAL - Guthrie, OK
Property Size5,347 SF
Lot Size6.00 Acres
Price / SF$144.94
Days on Market76
Property Features for 1016 W Warner Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
West on Noble to 9th Street, turn north and go 1 block to W. Warner Ave. Property on the North side of block.
Standard status
Active
APN
1016WWarner73044
Size
5,347 SF
Lot size
6.00 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1900
Floors in Building
3
Listing Agency:
J Stout Real Estate LLC
(405) 969-3357
Listed By:
Carroll Smithson · License #200258
(405) 401-8296
Added: Jun 6
Changed: Aug 19
Last Checked: Aug 20 at 1:06AM
MLS# 1233307
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.
Built in 1900, this 5,347-square-foot Victorian hospitality property combines guest accommodations with substantial shared areas. The main level includes a parlor with a wood-burning fireplace, oak-paneled dining room, second dining or office area, half bath, commercial kitchen, and one bedroom with a private bath. Five additional bedroom suites occupy the second floor, each with a private sitting room and claw-foot tub.
A third-floor area offers flexible use and has plumbing in place for another bathroom. The full basement provides storage and laundry space. The property sits on 6 acres and includes the Stone Lion Inn bed and breakfast and murder mystery business. Public water and public sewer serve the property, with natural gas heating and central air and electric cooling. Commercial zoning is in place.
A third-floor area offers flexible use and has plumbing in place for another bathroom. The full basement provides storage and laundry space. The property sits on 6 acres and includes the Stone Lion Inn bed and breakfast and murder mystery business. Public water and public sewer serve the property, with natural gas heating and central air and electric cooling. Commercial zoning is in place.
Key Highlights
- 6‑acre hospitality property with 5,347 square feet
- 1900 Victorian building with restored historic architectural character
- 6 bedroom accommodations, including 5 second‑floor suites
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
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
- Stone Lion Inn — 1016 W Warner Ave, Guthrie, OK 73044
- Jaded Getaway — 123 W Harrison Ave, Guthrie, OK 73044
- Atomic Loft * — 117 W Harrison Ave, Guthrie, OK 73044
- Guthrie Inns — 124 W Harrison Ave, Guthrie, OK 73044
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic hospitality property with guest suites, event-ready common areas, commercial kitchen, and additional flexible space.
Where is this bed & breakfast located?
The property is located at 1016 W Warner Avenue 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: 6‑acre hospitality property with 5,347 square feet; 1900 Victorian building with restored historic architectural character; 6 bedroom accommodations, including 5 second‑floor suites
