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    120 Main St Yale, OK 74085

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    For Sale
    $120,000

    Downtown Yale: Live & Work Opportunity!

    Property size:
    6,596 SF

    Property Features for 120 Main St

    General Information

    Property type
    Mixed-use properties
    Square Feet
    6,596 SF
    Lot Size
    6,970 SF

    Building Details

    Year Built
    1905

    We can help!

    Listing Contact
    Amy Spess

    Listing Agency: Chinowth & Cohen Realtors Listing Agent: Amy Spess

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This unique mixed-use property in downtown Yale, Oklahoma, presents a compelling investment opportunity. Located at 120 N Main Street, Unit 120, this 6,596 square foot building sits on a 0.16-acre lot and is offered at $120,000. The lower level boasts a large, expansive commercial garage, ideal for a variety of businesses. A bathroom is already in place, adding convenience. The garage space is currently unfinished, providing a blank canvas for customization to suit your specific business needs. A fully fenced outdoor area, accessible from the garage, offers a private and secure space perfect for relaxation or small gatherings. Upstairs, the residential space features a comfortable and spacious layout. Four bedrooms and two bathrooms provide ample living space. The open-concept living room and kitchen create a welcoming atmosphere. An additional 40x16 unfinished area on the upper level presents significant potential for expansion or customization, allowing you to tailor the space to your exact requirements. The property is being sold "as is," allowing for complete creative control and immediate occupancy. This property offers a rare blend of commercial and residential space, making it an exceptional opportunity for entrepreneurs seeking a convenient and versatile location. The central downtown Yale location provides excellent visibility and accessibility.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

    Restaurant Spa & Massage Center Auto Repair Shop Hair Salon Hotel & Motel Gym & Fitness Center Pharmacy Auto Parts Store Food Market Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Yale
    County
    Payne
    State
    Oklahoma
    Longitude
    -96.69878
    Latitude
    36.11494

    Nearby Similar for Sale

    • $375,000
      3,300 SF

      Commercial Building in Yale, OK

      3-unit commercial building with income and upside potential in Yale.
      301 N F St, Yale, OK 74085
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Downtown Yale: Live & Work Opportunity!
    Where is this mixed-use property located?
    The property is located at 120 Main St Yale, OK.
    What is the asking price?
    The asking price for this property is $120,000.
    (918) 740-7017
    Request Owner's contact information
    120 Main St Yale, OK 74085
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    120 Main St
    Yale, OK 74085
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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
    120 Main St Yale, OK 74085
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    We can help!
    Listing Contact
    Amy Spess
    Real Estate License ID: 171874
    (918) 740-7017 (918) 419-2333 (918) 865-8833
    Learn more
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