Flex Building with Garage
For Sale
$523,000
11770 Black Sand Drive, Edmond, OK 73034
Commercial Sale, Edmond, OK
Property Size6,000 SF
Lot Size1.11 Acres
Price / SF$87.17
Days on Market182
Property Features for 11770 Black Sand Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
Industrial
Directions
From S Sooner Rd & E Charter Oak Rd in Edmond, take Sooner Rd North for 1/4th miles and the entrance to Koloa Industrial will be on the west side of the road.
Standard status
Active
APN
11770NONEBlackSand73034
Size
6,000 SF
Lot size
1.11 Acres
Taxes and HOA fees
HOA Fee
$350 Annually
Utilities
Sewer type
Aerobic Septic
Water source
Well
Building Details
Year built
2025
Building materials
Aluminum Siding, Concrete, Frame
Listing Agency:
405 Home Store
(405) 627-5236
Listed By:
Kori Watson
(405) 519-1598
Added: Mar 31
Changed: Aug 20
Last Checked: Sep 28 at 7:06AM
MLS# 1221323
Copyright © 2026 MLSOK, Inc. 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 6,000-square-foot flex building is under construction on a 1.11-acre parcel in an industrial setting. The facility is designed with a steel frame, metal siding and roof, concrete slab, insulated garage doors, steel walk doors, windows, a front porch, floor drains, and spray foam insulation. Four large garage doors and 17-foot ceilings support movement and storage of equipment or goods. Electrical service is specified at 3-phase, 400 amps.
The property uses a well and aerobic septic system, with a pressure tank included. Additional site improvements include a concrete drive and porch, along with sod around the building. Construction is identified for 2025, and the property is located in Edmond, Oklahoma, near Sooner Road and Charter Oak Road, west of I-35.
The property uses a well and aerobic septic system, with a pressure tank included. Additional site improvements include a concrete drive and porch, along with sod around the building. Construction is identified for 2025, and the property is located in Edmond, Oklahoma, near Sooner Road and Charter Oak Road, west of I-35.
Key Highlights
- 6,000 square feet on 1.11 acres
- Industrial zoning with 2025 construction
- Four large garage doors and 17‑foot ceilings
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
$45,239
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
8.65%
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%
$904,780
$904.8K
Cap Rate 7%
$646,271
$646.3K
Cap Rate 9%
$502,656
$502.7K
Market Conditions
NOI Build-Up for 6,000 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
$57.6K $9.60/SF
− Vacancy
−$4.4K −$0.73/SF
EGI
$53.2K $8.87/SF
− OpEx
−$8.0K −$1.33/SF
NOI
$45.2K $7.54/SF
Area
Oklahoma County, OK
Vacancy
7.60%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$904,780
Cap Rate 7%
$646,271
Cap Rate 9%
$502,656
Alternative Uses
Best Use
Flex RnD
$1.07M
$936.3K – $1.25M
NOI $74,900 @ 7.0% cap · market cap 14.32%
Second Best
Warehouse
$646.3K
$565.5K – $754.0K
NOI $45,239 @ 7.0% cap · market cap 8.65%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,478 @ 7.0% cap · market cap 16.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
17 ft
Clear height
4
Drive-in doors
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73034, OK
47,553
Population
18,727
Households
2.5
Avg Household Size
37
Median Age
59%
College-Educated
96%
High-School Grad
51.7 sq mi
ZIP Area
920
Density / Sq Mi
$113,296
Median Household Income
$52,163
Median Earnings
$1,203
Median Rent
$368,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Industrial-zoned flex space under construction with utility infrastructure, high ceilings, and multiple access points for equipment or goods.
Where is this flex space located?
The property is located at 11770 Black Sand Drive Edmond, OK.
What is the asking price?
The asking price for this property is $523,000.
What are key features of this property?
This property features: 6,000 square feet on 1.11 acres; Industrial zoning with 2025 construction; Four large garage doors and 17‑foot ceilings
