Office Building with On-Site
For Sale
$549,000
1100 W Blue Starr Dr., Claremore, OK 74017
COMMERCIAL - Claremore, OK
Property Size2,820 SF
Lot Size0.69 Acres
Price / SF$194.68
Days on Market175
Property Features for 1100 W Blue Starr Dr.
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
High school district
CLAREMORE
Directions
POB: Blue Starr Drive and Hwy 66. Proceed west on Blue Starr approx 1/2 mile. Property on North side of Street.
Standard status
Active
Size
2,820 SF
Lot size
0.69 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1714
Utilities
Heating system
Natural Gas
Water source
Public
Building Details
Year built
1979
Floors in Building
1
Flooring type
Hardwood, Carpet
Listing Agency:
NAIL Realty Group
(918) 232-6245
Listed By:
Sarah Nail
Added: Feb 26
Changed: Aug 5
Last Checked: Aug 20 at 11:06AM
MLS# 11660164
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office building at 1100 W Blue Starr Dr., Claremore, OK offers a versatile interior layout designed for professional use. The space includes multiple rooms, private offices, a spacious waiting area, and a welcoming front lobby. The building is 2,820 square feet on a 0.69-acre lot and was built in 1979. Interior finishes include carpet and hardwood flooring, and the property is served by natural gas heating and public water.
The property is located on a main road, supporting straightforward access for staff and clients. Ample on-site parking is available on the premises, adding convenience for a front-desk environment and day-to-day operations.
With two bathrooms identified in the rooms list, the layout supports a straightforward office or medical-style reception flow centered around the waiting area and front lobby.
The property is located on a main road, supporting straightforward access for staff and clients. Ample on-site parking is available on the premises, adding convenience for a front-desk environment and day-to-day operations.
With two bathrooms identified in the rooms list, the layout supports a straightforward office or medical-style reception flow centered around the waiting area and front lobby.
Key Highlights
- 2,820 SF office building on a 0.69‑acre lot built in 1979
- Interior layout includes multiple rooms, private offices, waiting area, and front lobby
- Ample on‑site parking for staff and clients
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 building built in 1979 with private offices, a waiting area, 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 SF office building on a 0.69‑acre lot built in 1979; Interior layout includes multiple rooms, private offices, waiting area, and front lobby; Ample on‑site parking for staff and clients
