Versatile Building on Main
For Sale
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1100 W Blue Starr Dr, Claremore, OK 74017
Pristine commercial building suitable for medical, professional, or office use.
Property Size2,820 SF
Price / SF$194.68
Days on Market166
Property Features for 1100 W Blue Starr Dr
General Information
Standard status
Active
Size
2,820 SF
Property subtype
Retail, Office
Building Details
Year Built
1990
Listing Agency:
McGraw Realtors
(918) 314-1819
Listed By:
Terra Apperson · License #202073
Source:
Crexi
Added: Feb 27
Changed: Aug 8
Last Checked: Aug 12 at 6:07AM
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 McGraw Realtors
Investment Insights
Based on property information with market context.
This 2,820 square foot commercial building offers a versatile layout suitable for various business operations. The property features multiple rooms, private offices, a spacious waiting area, and a welcoming front lobby. The building is in pristine condition and has been meticulously maintained. Its location on a main road provides high visibility and easy accessibility, along with ample on-site parking for staff and clients. The property is ideal for medical, professional, or general office use, presenting a turnkey space ready for immediate occupancy.
Key Highlights
- High‑visibility location on a main road with excellent traffic exposure.
- Versatile layout suitable for medical, professional, or office use.
- Meticulously maintained and in pristine condition.
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
$39,568
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
7.21%
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%
$791,360
$791.4K
Cap Rate 7%
$565,257
$565.3K
Cap Rate 9%
$439,644
$439.6K
Market Conditions
NOI Build-Up for 2,820 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
$71.1K $25.20/SF
− Vacancy
−$5.1K −$1.81/SF
EGI
$65.9K $23.39/SF
− OpEx
−$26.4K −$9.35/SF
NOI
$39.6K $14.03/SF
Area
Rogers County, OK
Vacancy
7.20%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$791,360
Cap Rate 7%
$565,257
Cap Rate 9%
$439,644
Alternative Uses
Best Use
Healthcare Medical
$565.3K
$494.6K – $659.5K
NOI $39,568 @ 7.0% cap · market cap 7.21%
Second Best
Office B
$531.3K
$464.9K – $619.9K
NOI $37,191 @ 7.0% cap · market cap 6.77%
Theoretical Best
Specialty Retail
$706.3K
$618.0K – $824.0K
NOI $49,440 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
591
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 74017, OK
29,083
Population
12,038
Households
2.4
Avg Household Size
40
Median Age
23%
College-Educated
92%
High-School Grad
140.5 sq mi
ZIP Area
207
Density / Sq Mi
$65,519
Median Household Income
$38,165
Median Earnings
$1,015
Median Rent
$184,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Pristine commercial building suitable for medical, professional, or office use.
Where is this medical office space located?
The property is located at 1100 W Blue Starr Dr Claremore, OK.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: High‑visibility location on a main road with excellent traffic exposure.; Versatile layout suitable for medical, professional, or office use.; Meticulously maintained and in pristine condition.
