Office Building with Private
For Sale
$549,000
1100 W Blue Starr Dr, Claremore, OK 74017
Well-maintained office property with multiple rooms, a client waiting area, front lobby, and on-site parking.
Property Size2,820 SF
Price / SF$194.68
Days on Market17
Property Features for 1100 W Blue Starr Dr
General Information
Standard status
Active
Size
2,820 SF
Additional Details
Road Access
Yes
Building Details
Year Built
1990
Buildings
1
Listing Agency:
Nail Realty Group
(918) 232-6245
Listed By:
Sarah Nail
Source:
Alloverok
Added: Aug 14
Changed: Aug 29
Last Checked: Aug 29 at 5:46PM
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 Nail Realty Group
Investment Insights
Based on property information with market context.
This 2,820-square-foot office building in Claremore offers a flexible interior with multiple rooms, private offices, a spacious waiting area, and a front lobby. Built in 1990, the property has been meticulously maintained and is positioned for medical, professional, or general office use.
Located on W Blue Starr Dr along a main road, the building provides traffic exposure and convenient accessibility. Ample on-site parking supports staff and visitors. The combination of private work areas and welcoming customer-facing space creates a practical layout for an owner-user or office occupant.
Located on W Blue Starr Dr along a main road, the building provides traffic exposure and convenient accessibility. Ample on-site parking supports staff and visitors. The combination of private work areas and welcoming customer-facing space creates a practical layout for an owner-user or office occupant.
Key Highlights
- 2,820‑square‑foot office building in Claremore
- Multiple rooms and private offices
- Spacious waiting area and front lobby
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
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
646
Businesses Nearby
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?
Office building - Well-maintained office property with multiple rooms, a client waiting area, front lobby, and on-site parking.
Where is this office building 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: 2,820‑square‑foot office building in Claremore; Multiple rooms and private offices; Spacious waiting area and front lobby
