Versatile Retreat & Event
For Sale
Contact for pricing
109218 S 4030 Road, Henryetta, OK 74437
Multi-purpose venue near Henryetta, OK, ideal for events and retreats.
Property Size16,136 SF
Lot Size26.00 Acres
Price / SF$123.33
Days on Market666
Property Features for 109218 S 4030 Road
General Information
Standard status
Active
Size
16,136 SF
Lot size
26.00 Acres
Property subtype
Retail
Building Details
Year Built
2008
Listing Agency:
Coldwell Banker Select Real Estate Midtown
(918) 695-6979
Listed By:
David Roberts · License #OK
Source:
Crexi
Added: Oct 16, 2024
Changed: Aug 8
Last Checked: Aug 8 at 4:21AM
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 Coldwell Banker Select Real Estate Midtown
Investment Insights
Based on property information with market context.
This versatile property, situated 5 miles east of Henryetta, OK, with I-40 frontage, is suitable for hosting conferences, youth camps, leadership retreats, family reunions, weddings, and other events. The property includes a 500-seat conference room. Lodging is provided by 12 cabins, each containing 20 beds, along with 2 shower houses. A gymnasium/cafeteria features a fully equipped kitchen, walk-in cooler, and full concession stand. Additional structures include a duplex, a groundskeeper's home, and a shop for equipment storage. The property also provides over 60 RV hookups. Recreational amenities include an 18-hole mini-golf course, horseshoe pit, sand volleyball court, disc golf course, softball/kickball field, paintball course, zip line, and a pond for fishing. Approximately 26 acres of undeveloped land are available for hiking, hunting, or exploring. The property offers 16,136 square feet of space and presents an investment opportunity for creating memorable experiences in a remote setting. The purchase price does not include the contents of buildings or equipment, which are available for separate purchase or inclusion in an offer.
Key Highlights
- 500‑seat conference room suitable for large events
- 12 cabins, each with 20 beds, and 2 shower houses for accommodating large groups
- Gymnasium/cafeteria with fully equipped kitchen, walk‑in cooler, and concession stand
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
$82,778
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
4.16%
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%
$1,655,560
$1.7M
Cap Rate 7%
$1,182,543
$1.2M
Cap Rate 9%
$919,756
$919.8K
Market Conditions
NOI Build-Up for 16,136 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
$232.4K $14.40/SF
− Vacancy
−$58.1K −$3.60/SF
EGI
$174.3K $10.80/SF
− OpEx
−$91.5K −$5.67/SF
NOI
$82.8K $5.13/SF
Area
Okmulgee County, OK
Vacancy
25.00%
Lease Rate
$14.40 /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%
$1,655,560
Cap Rate 7%
$1,182,543
Cap Rate 9%
$919,756
Alternative Uses
Best Use
Hotel Hospitality
$1.18M
$1.03M – $1.38M
NOI $82,778 @ 7.0% cap · market cap 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.81M
$3.33M – $4.44M
NOI $266,438 @ 7.0% cap · market cap 13.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 74437, OK
9,098
Population
4,355
Households
2.1
Avg Household Size
42
Median Age
14%
College-Educated
83%
High-School Grad
190.3 sq mi
ZIP Area
48
Density / Sq Mi
$45,283
Median Household Income
$33,942
Median Earnings
$767
Median Rent
$91,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hospitality property - Multi-purpose venue near Henryetta, OK, ideal for events and retreats.
Where is this hospitality property located?
The property is located at 109218 S 4030 Road Henryetta, OK.
What is the asking price?
The asking price for this property is $1,990,000.
What are key features of this property?
This property features: 500‑seat conference room suitable for large events; 12 cabins, each with 20 beds, and 2 shower houses for accommodating large groups; Gymnasium/cafeteria with fully equipped kitchen, walk‑in cooler, and concession stand
