Multi-Building Manufacturing
For Sale
$799,999
102104 NW 16th Street, Newcastle, OK 73065
Commercially zoned property combines occupied manufacturing space with a vacant commercial area for future use.
Property Size8,735 SF
Lot Size2.15 Acres
Days on Market132
Property Features for 102104 NW 16th Street
General Information
Standard status
Active
Size
8,735 SF
Lot size
2.15 Acres
Property subtype
Commercial
Zoning
Commercial
Additional Details
Asking Price
$799,999
Taxes and HOA fees
Annual Taxes
$990
Building Details
Building Size
8,735 SF
Year Built
1979
Listing Agency:
Realty of America LLC
(405) 830-4173
Listed By:
Tiffany M Elcyzyn · License #148287
(405) 830-4173
Source:
Jarmanrealtyok
Added: Apr 14
Changed: Aug 20
Last Checked: Aug 22 at 1:22PM
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 Realty of America LLC
Investment Insights
Based on property information with market context.
This commercial property includes multiple buildings on approximately 2.15 acres, with space serving an established granite manufacturing operation under a modified gross lease. Additional space, previously used as a daycare, is vacant and available for a new occupant, owner operations, or another commercial use. The property was built in 1979 and is zoned Commercial.
Located at 102104 NW 16th Street in Newcastle, Oklahoma, the site combines an operating component with immediately available space. A Phase I Environmental Site Assessment has been completed, with no recognized environmental concerns identified, subject to review of the final report.
Located at 102104 NW 16th Street in Newcastle, Oklahoma, the site combines an operating component with immediately available space. A Phase I Environmental Site Assessment has been completed, with no recognized environmental concerns identified, subject to review of the final report.
Key Highlights
- Approximately 2.15‑acre multi‑building commercial property
- Granite manufacturing operation occupies part of the property under a modified gross lease
- Vacant space previously used as a daycare
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
$54,238
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
6.78%
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%
$1,084,760
$1.1M
Cap Rate 7%
$774,829
$774.8K
Cap Rate 9%
$602,644
$602.6K
Market Conditions
NOI Build-Up for 8,735 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
$83.9K $9.60/SF
− Vacancy
−$6.4K −$0.73/SF
EGI
$77.5K $8.87/SF
− OpEx
−$23.2K −$2.66/SF
NOI
$54.2K $6.21/SF
Area
McClain County, OK
Vacancy
7.60%
Lease Rate
$9.60 /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%
$1,084,760
Cap Rate 7%
$774,829
Cap Rate 9%
$602,644
Alternative Uses
Best Use
Industrial
$774.8K
$678.0K – $904.0K
NOI $54,238 @ 7.0% cap · market cap 6.78%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.11M
$1.85M – $2.46M
NOI $147,796 @ 7.0% cap · market cap 18.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 73065, OK
9,725
Population
4,413
Households
2.2
Avg Household Size
38
Median Age
32%
College-Educated
91%
High-School Grad
51.8 sq mi
ZIP Area
188
Density / Sq Mi
$93,451
Median Household Income
$51,717
Median Earnings
$990
Median Rent
$240,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Commercially zoned property combines occupied manufacturing space with a vacant commercial area for future use.
Where is this manufacturing property located?
The property is located at 102104 NW 16th Street Newcastle, OK.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: Approximately 2.15‑acre multi‑building commercial property; Granite manufacturing operation occupies part of the property under a modified gross lease; Vacant space previously used as a daycare
