Building Details

Year built 2025

Listing Agency: Adams Family Real Estate LLC c***@adamsfre.com Show Phone

Listed By: Chip Adams · License #129595 Show Phone

Added: Oct 10, 2025 Changed: Aug 19 Last Checked: Aug 24 at 7:06AM

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MLS# 1195538

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Investment Insights

Based on property information with market context.

This under-construction flex property is planned as a gated warehouse and office complex on 1.05 acres. The 2025 development includes six 1,500-square-foot units, one 2,500-square-foot unit, and one 6,500-square-foot building. Each space includes office and bathroom areas, HVAC, an overhead door, 25-foot ceilings, and dedicated signage space.

The property is located at 121 Airport Road in Goldsby, Oklahoma, with frontage along I-35 and a position south of Norman. Commercial zoning supports its warehouse and office configuration. The range of unit sizes provides multiple occupancy options within one campus, while gated access and individual overhead doors support commercial operations.

Key Highlights

• Six 1,500 sq. ft. units, one 2,500 sq. ft. unit, and one 6,500 sq. ft. building
• 1.05‑acre commercial property with I‑35 frontage
• Gated warehouse and office development

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

$223,587

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

8.60%

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%

$4,471,740 $4.5M

Cap Rate 7%

$3,194,100 $3.2M

Cap Rate 9%

$2,484,300 $2.5M

Market Conditions

NOI Build-Up for 18,000 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

$378.0K $21.00/SF

− Vacancy

−$34.0K −$1.89/SF

EGI

$344.0K $19.11/SF

− OpEx

−$120.4K −$6.69/SF

NOI

$223.6K $12.42/SF

Area

McClain County, OK

Vacancy

9.00%

Lease Rate

$21.00 /SF/Yr

Expense Ratio

35.00%

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%

$4,471,740

Cap Rate 7%

$3,194,100

Cap Rate 9%

$2,484,300

Alternative Uses

Best Use

Flex RnD

$3.19M

$2.79M – $3.73M (±1% cap)

NOI $223,587 @ 7.0% cap · market cap 8.60%

Second Best

Warehouse

$1.94M

$1.70M – $2.26M (±1% cap)

NOI $135,717 @ 7.0% cap · market cap 5.22%

Theoretical Best

Specialty Retail

$4.35M

$3.81M – $5.08M (±1% cap)

NOI $304,560 @ 7.0% cap · market cap 11.71%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick HVAC Service Pet Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

25 ft

Clear height

8

Office units

Yes

Fenced yard

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

65

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 73093, OK

3,415

Population

1,559

Households

2.2

Avg Household Size

38

Median Age

33%

College-Educated

93%

High-School Grad

58.1 sq mi

ZIP Area

59

Density / Sq Mi

$95,391

Median Household Income

$59,184

Median Earnings

$2,011

Median Rent

$279,600

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Under-construction commercial space combines warehouse functionality with offices, bathrooms, HVAC, and overhead doors.

Where is this flex space located?

The property is located at 121 Airport Road Goldsby, OK.

What is the asking price?

The asking price for this property is $2,600,000.

What are key features of this property?

This property features: Six 1,500 sq. ft. units, one 2,500 sq. ft. unit, and one 6,500 sq. ft. building; 1.05‑acre commercial property with I‑35 frontage; Gated warehouse and office development