Industrial Warehouse with Covered
For Sale
$825,000
4203 S Division St, Guthrie, OK 73044
Industrial property with heated warehouse, 3,415 SF office/showroom, and 4,000 SF covered, gated storage.
Property Size8,000 SF
Days on Market54
Property Features for 4203 S Division St
General Information
Standard status
Active
Size
8,000 SF
Class
C
Property subtype
Factory
Building Details
Building Size
8,000 SF
Year Built
1999
Properties For Sale
at 4203 S Division St Contact us- Size
- 8,000 SF
- Lease Type
- NNN
4203 S Division St., Guthrie, OK
Listing Agency:
Creek Commercial Realty, LLC
(405) 990-0569
Listed By:
Johnny Stradal · License #201657
(405) 990-0569
Source:
Thebrokerlist
Added: Jul 10
Changed: Aug 31
Last Checked: Aug 31 at 12:36PM
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 Creek Commercial Realty, LLC
Investment Insights
Based on property information with market context.
This industrial property features an 8,000 SF building that combines office/showroom and warehouse space with additional covered storage. The 3,415 SF office/showroom includes a reception area, conference room, multiple private offices, storage rooms, kitchenette, and two restrooms. The 4,585 SF warehouse is heated and includes two exhaust fans, a private office, a water fountain, and a shop restroom, with 12'–17' clear height. An overhead door measuring 14' wide by 13' high supports warehouse access.
The site also includes 4,000 SF of covered storage with a concrete slab, gated access, and direct connection to the main building. Exterior features include a 3' dock-high loading area (12' wide) and secure, gated concrete storage, along with an additional exterior concrete storage area.
Dock-high loading and gated storage configurations provide a functional setup for a range of industrial and commercial uses.
The site also includes 4,000 SF of covered storage with a concrete slab, gated access, and direct connection to the main building. Exterior features include a 3' dock-high loading area (12' wide) and secure, gated concrete storage, along with an additional exterior concrete storage area.
Dock-high loading and gated storage configurations provide a functional setup for a range of industrial and commercial uses.
Key Highlights
- 8,000 SF industrial building (3,415 SF office/showroom and 4,585 SF heated warehouse) built in 1999
- Heated warehouse is 57' x 80' with 12'-17' clear height and one 14'W x 13'H overhead door
- Office/showroom totals 3,415 SF with reception/spot, conference room, private offices, kitchenette, and two restrooms
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
$60,319
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
7.31%
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%
$1,206,380
$1.2M
Cap Rate 7%
$861,700
$861.7K
Cap Rate 9%
$670,211
$670.2K
Market Conditions
NOI Build-Up for 8,000 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
$76.8K $9.60/SF
− Vacancy
−$5.8K −$0.73/SF
EGI
$71.0K $8.87/SF
− OpEx
−$10.6K −$1.33/SF
NOI
$60.3K $7.54/SF
Area
Logan 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%
$1,206,380
Cap Rate 7%
$861,700
Cap Rate 9%
$670,211
Alternative Uses
Best Use
Flex RnD
$1.42M
$1.24M – $1.66M
NOI $99,372 @ 7.0% cap · market cap 12.05%
Second Best
Warehouse
$861.7K
$754.0K – $1.01M
NOI $60,319 @ 7.0% cap · market cap 7.31%
Theoretical Best
Specialty Retail
$1.93M
$1.69M – $2.26M
NOI $135,360 @ 7.0% cap · market cap 16.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
59
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73044, OK
24,603
Population
10,050
Households
2.4
Avg Household Size
39
Median Age
24%
College-Educated
91%
High-School Grad
264.7 sq mi
ZIP Area
93
Density / Sq Mi
$71,442
Median Household Income
$39,284
Median Earnings
$890
Median Rent
$200,100
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 property with heated warehouse, 3,415 SF office/showroom, and 4,000 SF covered, gated storage.
Where is this flex space located?
The property is located at 4203 S Division St Guthrie, OK.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 8,000 SF industrial building (3,415 SF office/showroom and 4,585 SF heated warehouse) built in 1999; Heated warehouse is 57' x 80' with 12'-17' clear height and one 14'W x 13'H overhead door; Office/showroom totals 3,415 SF with reception/spot, conference room, private offices, kitchenette, and two restrooms
