Manufacturing Property with Secured
For Sale
$450,000
13599 E Highway 64, Webbers Falls, OK 74470
COMMERCIAL - Webbers Falls, OK
Property Size5,000 SF
Lot Size4.79 Acres
Price / SF$90
Days on Market126
Property Features for 13599 E Highway 64
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Carport
Interior features
Floored Attic, Mini-Kitchen, Public Restrooms
Exterior features
Lighting
Fencing
Chain Link
Elementary school district
Webbers Falls - Sch Dist (K0)
Middle school district
Webbers Falls - Sch Dist (K0)
High school district
Webbers Falls - Sch Dist (K0)
Directions
From Exit number 287 on I-40. Drive 1.5 miles and the property is on the Left
Standard status
Active
APN
510044759
Size
5,000 SF
Lot size
4.79 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
T12N R20E S24 PART NW BEGINNING 33 S NW/C SECTION 24 E446.93 S30(DEGREES)1344E 46.97 S59(DEGREES)1811W 74.91 S30(DEGREES)4214E 106.43 W459.65 N170.34 TO POINT OF BEGINNING
Tax Annual Amount
971
Legal Description
T12N R20E S24 PART NW BEGINNING 33 S NW/C SECTION 24 E446.93 S30(DEGREES)1344E 46.97 S59(DEGREES)1811W 74.91 S30(DEGREES)4214E 106.43 W459.65 N170.34 TO POINT OF BEGINNING
Utilities
Cooling system
Central Air
Amenities
conference area
kitchenette
full bathroom with shower
Building Details
Year built
1999
Flooring type
Tile, Concrete
Building materials
Steel
Roof type
Metal
Listing Agency:
Property Solutions Real Estate
(918) 457-4100
Listed By:
Scott Letourneau · License #202866
(931) 209-8058
Added: Apr 29
Changed: Aug 4
Last Checked: Sep 1 at 5:06PM
MLS# 2615010
Copyright © 2026 MLS Technology, 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 manufacturing-focused property includes a 5,000-square-foot commercial building built in 1999 with steel construction, a metal roof, central air, and flooring throughout. The interior is set up with office and showroom space, a conference area, a small kitchenette, and a full bathroom with a shower, plus a dedicated parts inventory room and a spacious shop area with vaulted ceilings suited for manufacturing, service operations, or storage.
An attached 20' x 60' lean-to adds covered workspace or additional storage. The site also features approximately one acre of secured yard space enclosed by an eight-foot chain-link fence, along with lighting and carport parking.
Positioned at the intersection of State Highway 64 and Highway 100, the property provides convenient access to major transportation corridors, including being just minutes from I-40 and the Muskogee Turnpike. The property is also in close proximity to the Arkansas River, Illinois River, Lake Tenkiller, and Lake Kerr.
An attached 20' x 60' lean-to adds covered workspace or additional storage. The site also features approximately one acre of secured yard space enclosed by an eight-foot chain-link fence, along with lighting and carport parking.
Positioned at the intersection of State Highway 64 and Highway 100, the property provides convenient access to major transportation corridors, including being just minutes from I-40 and the Muskogee Turnpike. The property is also in close proximity to the Arkansas River, Illinois River, Lake Tenkiller, and Lake Kerr.
Key Highlights
- Steel manufacturing building with office and showroom space and vaulted‑ceiling shop area
- 5,000 SF commercial building with central air, metal roof, and tile and concrete flooring
- Approximately 4.79 acres total lot size
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
$25,116
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
5.58%
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%
$502,320
$502.3K
Cap Rate 7%
$358,800
$358.8K
Cap Rate 9%
$279,067
$279.1K
Market Conditions
NOI Build-Up for 5,000 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
$39.0K $7.80/SF
− Vacancy
−$3.1K −$0.62/SF
EGI
$35.9K $7.18/SF
− OpEx
−$10.8K −$2.15/SF
NOI
$25.1K $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%
$502,320
Cap Rate 7%
$358,800
Cap Rate 9%
$279,067
Alternative Uses
Best Use
Industrial
$358.8K
$314.0K – $418.6K
NOI $25,116 @ 7.0% cap · market cap 5.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$915.7K – $1.22M
NOI $73,259 @ 7.0% cap · market cap 16.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 74470, OK
1,267
Population
738
Households
1.7
Avg Household Size
48
Median Age
16%
College-Educated
86%
High-School Grad
80.4 sq mi
ZIP Area
16
Density / Sq Mi
$64,583
Median Household Income
$40,588
Median Earnings
$156,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Steel manufacturing building with office and showroom space, central air, and secured yard for equipment storage.
Where is this manufacturing property located?
The property is located at 13599 E Highway 64 Webbers Falls, OK.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Steel manufacturing building with office and showroom space and vaulted‑ceiling shop area; 5,000 SF commercial building with central air, metal roof, and tile and concrete flooring; Approximately 4.79 acres total lot size
