Spa & Wellness Property with Salon
For Sale
$194,500
401 I St NW, Ardmore, OK 73401
Currently operating beauty salon with furnishings and equipment available with an acceptable offer.
Property Size1,612 SF
Price / SF$120.66
Days on Market30
Property Features for 401 I St NW
General Information
Standard status
Active
Size
1,612 SF
Additional Details
Furnished
Yes
Business Included
Yes
Building Details
Year Built
1975
Listing Agency:
Ross Group Real Estate Service
Listed By:
Callie Benson · License #206517
Source:
Cheathamrealty
Added: Jul 31
Changed: Aug 28
Last Checked: Aug 28 at 12:37PM
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 Ross Group Real Estate Service
Investment Insights
Based on property information with market context.
This spa and wellness property is currently operating as a beauty salon, providing an established commercial setting for salon-related operations. Salon equipment and furnishings may convey with an acceptable offer.
The interior layout is described as flexible, supporting potential use for retail, office, boutique, wellness, or other commercial purposes. Built in 1975, the property is located at 401 I Street NW in Ardmore, Oklahoma.
The interior layout is described as flexible, supporting potential use for retail, office, boutique, wellness, or other commercial purposes. Built in 1975, the property is located at 401 I Street NW in Ardmore, Oklahoma.
Key Highlights
- Currently operating as a beauty salon
- Salon equipment and furnishings available to convey with an acceptable offer
- Flexible layout suited to retail, office, boutique, wellness, or other commercial uses
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
$13,107
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
6.74%
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%
$262,140
$262.1K
Cap Rate 7%
$187,243
$187.2K
Cap Rate 9%
$145,633
$145.6K
Market Conditions
NOI Build-Up for 1,612 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
$21.3K $13.20/SF
− Vacancy
−$2.6K −$1.58/SF
EGI
$18.7K $11.62/SF
− OpEx
−$5.6K −$3.48/SF
NOI
$13.1K $8.13/SF
Area
Carter County, OK
Vacancy
12.00%
Lease Rate
$13.20 /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%
$262,140
Cap Rate 7%
$187,243
Cap Rate 9%
$145,633
Alternative Uses
Best Use
Retail
$187.2K
$163.8K – $218.5K
NOI $13,107 @ 7.0% cap · market cap 6.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$413.4K
$361.7K – $482.3K
NOI $28,939 @ 7.0% cap · market cap 14.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,413
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 73401, OK
36,744
Population
16,349
Households
2.2
Avg Household Size
41
Median Age
23%
College-Educated
88%
High-School Grad
351.5 sq mi
ZIP Area
105
Density / Sq Mi
$60,288
Median Household Income
$39,005
Median Earnings
$960
Median Rent
$174,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
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- Select Physical Therapy - Ardmore — 1202 Merrick Dr, Ardmore, OK 73401
- Southern OK Wellness — 1001 15th Ave NW, Ardmore, OK 73401
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Currently operating beauty salon with furnishings and equipment available with an acceptable offer.
Where is this spa & wellness property located?
The property is located at 401 I St NW Ardmore, OK.
What is the asking price?
The asking price for this property is $194,500.
What are key features of this property?
This property features: Currently operating as a beauty salon; Salon equipment and furnishings available to convey with an acceptable offer; Flexible layout suited to retail, office, boutique, wellness, or other commercial uses
