Oktaha Shop Building For
For Sale
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12031 Oktaha, Oktaha, OK 74450
Shop building with car lift and additional workspace/storage.
Property Size2,379 SF
Price / SF$58.85
Days on Market280
Property Features for 12031 Oktaha
General Information
Standard status
Active
Size
2,379 SF
Property subtype
Special Purpose
Building Details
Year Built
1998
Listing Agency:
Coldwell Banker Select Real Estate Sheridan
Listed By:
John Hall · License #OK
Source:
Crexi
Added: Nov 6, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:43AM
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 Coldwell Banker Select Real Estate Sheridan
Investment Insights
Based on property information with market context.
Located on Old Highway 69 in Oktaha, this property presents a business opportunity. It features a 61-foot by 39-foot shop building, previously used as a feed store and tire shop. The one-story building includes a car lift and 12-foot by 12-foot shop doors for vehicle and equipment access. An additional all-metal building on the property measures 24 feet by 24 feet and includes a 16-foot by 24-foot covered awning, suitable for workspace or storage. The property is situated 10 miles south of Muskogee.
Key Highlights
- High‑traffic location on Old Highway 69 in Oktaha.
- Large 61’ x 39’ shop building suitable for various businesses.
- Includes a car lift and 12’ x 12’ shop doors for easy vehicle access.
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
$11,950
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
8.54%
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%
$239,000
$239.0K
Cap Rate 7%
$170,714
$170.7K
Cap Rate 9%
$132,778
$132.8K
Market Conditions
NOI Build-Up for 2,379 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
$18.6K $7.80/SF
− Vacancy
−$1.5K −$0.62/SF
EGI
$17.1K $7.18/SF
− OpEx
−$5.1K −$2.15/SF
NOI
$12.0K $5.02/SF
Area
Muskogee County, OK
Vacancy
8.00%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
30.00%
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%
$239,000
Cap Rate 7%
$170,714
Cap Rate 9%
$132,778
Alternative Uses
Best Use
Retail
$347.6K
$304.1K – $405.5K
NOI $24,330 @ 7.0% cap · market cap 17.38%
Second Best
Industrial
$170.7K
$149.4K – $199.2K
NOI $11,950 @ 7.0% cap · market cap 8.54%
Theoretical Best
Office A
$497.9K
$435.7K – $580.9K
NOI $34,856 @ 7.0% cap · market cap 24.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74450, OK
1,624
Population
733
Households
2.2
Avg Household Size
45
Median Age
14%
College-Educated
89%
High-School Grad
66.6 sq mi
ZIP Area
24
Density / Sq Mi
$50,083
Median Household Income
$41,218
Median Earnings
$857
Median Rent
$116,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Auto shop - Shop building with car lift and additional workspace/storage.
Where is this auto shop located?
The property is located at 12031 Oktaha Oktaha, OK.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: High‑traffic location on Old Highway 69 in Oktaha.; Large 61’ x 39’ shop building suitable for various businesses.; Includes a car lift and 12’ x 12’ shop doors for easy vehicle access.
