Neighborhood Shopping
For Sale
$3,000,000
1120 S Douglas Blvd, Midwest City, OK 73130
Regional Square is anchored by a pediatric dental tenant on a long-term lease through 2041.
Property Size14,419 SF
Days on Market94
Property Features for 1120 S Douglas Blvd
General Information
Standard status
Active
Size
14,419 SF
Property subtype
Retail
Building Details
Building Size
14,419 SF
Year Built
1984
Tenancy
Multi
Listing Agency:
Price Edwards and Company - Oklahoma City
Listed By:
George Williams, CCIM
(405) 657-7800
Source:
Tcnworldwide
Added: Jun 4
Changed: Aug 31
Last Checked: Sep 4 at 3:55AM
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 Price Edwards and Company - Oklahoma City
Investment Insights
Based on property information with market context.
Regional Square is a neighborhood shopping center offering medical and service-oriented space, anchored by Smiling Faces Pediatric Dentistry. The anchor tenant is on a long-term lease running through 2041, and the remaining occupied space is supported by a stable roster of medical and service tenants. Olsen Orthopedic, TFI Family Connections, and Cuts and Culture round out the current tenancy. The property is described as having gross leases in place, with a weighted average remaining lease term of more than five years.
The center is located on Douglas Boulevard in Midwest City, Oklahoma at 1120 S Douglas Blvd.
The current tenant mix provides an occupied, income-producing configuration centered on healthcare and personal services, with lease rollover supported by the stated remaining terms.
The center is located on Douglas Boulevard in Midwest City, Oklahoma at 1120 S Douglas Blvd.
The current tenant mix provides an occupied, income-producing configuration centered on healthcare and personal services, with lease rollover supported by the stated remaining terms.
Key Highlights
- Neighborhood shopping center anchored by Smiling Faces Pediatric Dentistry on a long‑term lease through 2041
- Gross leases with medical and service tenants, plus a stable occupied tenant roster
- Additional occupied tenants include Olsen Orthopedic, TFI Family Connections, and Cuts and Culture
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
$163,065
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
5.44%
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%
$3,261,300
$3.3M
Cap Rate 7%
$2,329,500
$2.3M
Cap Rate 9%
$1,811,833
$1.8M
Market Conditions
NOI Build-Up for 14,419 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
$240.5K $16.68/SF
− Vacancy
−$23.1K −$1.60/SF
EGI
$217.4K $15.08/SF
− OpEx
−$54.4K −$3.77/SF
NOI
$163.1K $11.31/SF
Area
Oklahoma County, OK
Vacancy
9.60%
Lease Rate
$16.68 /SF/Yr
Expense Ratio
25.00%
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%
$3,261,300
Cap Rate 7%
$2,329,500
Cap Rate 9%
$1,811,833
Alternative Uses
Best Use
Office B
$2.33M
$2.04M – $2.72M
NOI $163,065 @ 7.0% cap · market cap 5.44%
Second Best
Retail
$2.17M
$1.90M – $2.54M
NOI $152,194 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$3.00M
$2.63M – $3.50M
NOI $210,225 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
490
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73130, OK
21,536
Population
9,222
Households
2.3
Avg Household Size
39
Median Age
29%
College-Educated
94%
High-School Grad
10.0 sq mi
ZIP Area
2,154
Density / Sq Mi
$69,617
Median Household Income
$41,798
Median Earnings
$1,143
Median Rent
$195,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Village Oak Shopping Center — 1000 S Douglas Blvd, Oklahoma City, OK 73130
- Park East Place — 208 S Douglas Blvd, Midwest City, OK 73130
Frequently Asked Questions
What type of property is this?
Shopping center - Regional Square is anchored by a pediatric dental tenant on a long-term lease through 2041.
Where is this shopping center located?
The property is located at 1120 S Douglas Blvd Midwest City, OK.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Neighborhood shopping center anchored by Smiling Faces Pediatric Dentistry on a long‑term lease through 2041; Gross leases with medical and service tenants, plus a stable occupied tenant roster; Additional occupied tenants include Olsen Orthopedic, TFI Family Connections, and Cuts and Culture
