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    Caddo Commercial Building with Potential Title is generated by Realmo AI

    108 Buffalo, Caddo, OK 74729

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    Claim this Listing
    For Sale
    $120,000

    COMMERCIAL - Caddo, OK

    Property size:
    4,590 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $26/SF
    Added:
    Sep 26, 2025
    Days on Market:
    231
    Last Refresh:
    May 14 at 4:06 pm

    Property Features for 108 Buffalo

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    J000
    Standard status
    Active
    APN
    J001-00-012-008-0-001-00
    Size
    4,590 SF
    Lot size
    0.15 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    J001-00-012-008-0-001-00 - W45' LTS 8-11 INCL BLK 12 CADDO (CUNNINGHAM'S FUNERAL HOME)
    Tax Annual Amount
    1191

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1900
    Building materials
    Brick
    Roof type
    Built-Up

    We can help!

    Listing Contact
    Autumn Morehouse

    Listing agent Autumn Morehouse License #211207

    Listing office Epique Realty 8211 E Regal Pl, Tulsa, OK

    Listing date Sep 26, 2025

    MLS# 2541005

    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.

    HighLights

    • Expansive 4,200+ sq ft commercial building
    • Prime corner lot location in downtown Caddo
    • Zoned Commercial with High Visibility
    • Front‑facing parking and additional garages/storage in the rear
    • Solid brick structure
    • Central Heating and Central Air

    Overview

    Located in the heart of Caddo, Oklahoma, at 108 Buffalo Street, this commercial building offers substantial potential. The property, situated on a corner lot, features front-facing parking and additional garages or storage space in the rear. The building has a solid structure and generous square footage, providing a strong foundation for redevelopment. The property is zoned commercial and offers high visibility. The building encompasses over 4,200 square feet. The lot size is 0.145 acres. The property includes additional rear garage space suitable for storage, workshop use, or future expansion. This space is suited for a storefront, a multi-use business, or a renovation project.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Cunningham Funeral Home Social Service Agency Indian Territory Museum Museum

    Suggested Use

    Building Supply Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Department Store Kitchen & Bath Showroom Grocery & Convenience Store Cafe & Coffee Shop Grocery & Convenience Store Clothing & Fashion Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Caddo
    County
    Bryan
    State
    Oklahoma
    Longitude
    -96.260075
    Latitude
    34.125036

    Nearby Similar for Sale

    • $650,000
      3,300 SF

      Winery Property with Valley Views

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      3565 Sawmill Road, Caddo, OK 74729
      View Details
    • $260,000
      2,400 SF

      Thriving Cinema in Downtown Caddo

      Fully operational cinema with living quarters in Caddo, Oklahoma.
      129 Buffalo Street, Caddo, OK 74729
      View Details

    FAQs

    What type of property is this?
    Specialty property - Spacious commercial building in Caddo, OK, ready for redevelopment.
    Where is this specialty property located?
    The property is located at 108 Buffalo Caddo, OK.
    What is the asking price?
    The asking price for this property is $120,000.
    What are key features of this property?
    This property features: Expansive 4,200+ sq ft commercial building; Prime corner lot location in downtown Caddo; Zoned Commercial with High Visibility
    (888) 893-3537
    We can help!
    Listing Contact
    Autumn Morehouse
    Real Estate License ID: 211207
    Learn More
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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
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