Fenced Flex Space with Open
For Sale
$89,000
1401 N Oklahoma Ave, Okmulgee, OK 74447
Versatile commercial property combines secured outdoor storage with a building suited to office, workshop, or storage functions.
Property Size1,242 SF
Price / SF$71.66
Days on Market37
Property Features for 1401 N Oklahoma Ave
General Information
Standard status
Active
Size
1,242 SF
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Three-Phase Power
Yes
Building Details
Year Built
1945
Buildings
1
Listing Agency:
Walters Real Estate
(918) 758-6687
Listed By:
Holly Hamilton · License #141894
Source:
Alloverok
Added: Jul 24
Changed: Aug 28
Last Checked: Aug 25 at 3:55AM
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 Walters Real Estate
Investment Insights
Based on property information with market context.
This flex-space property includes a building with garage storage, overhead-door access, and interior areas that can support office, storage, or workshop use. A new 3-phase electric panel adds to the building’s utility for commercial operations. The property is offered as-is.
The grounds are enclosed by a 6-foot industrial-grade chain-link fence with a 30-foot sliding gate. An open yard provides space for vehicles, trailers, and equipment, while the existing improvements support storage and business operations. The property was previously used as a wrecker storage yard and is located at 1401 N Oklahoma Ave in Okmulgee, Oklahoma.
The grounds are enclosed by a 6-foot industrial-grade chain-link fence with a 30-foot sliding gate. An open yard provides space for vehicles, trailers, and equipment, while the existing improvements support storage and business operations. The property was previously used as a wrecker storage yard and is located at 1401 N Oklahoma Ave in Okmulgee, Oklahoma.
Key Highlights
- 6‑foot industrial‑grade chain‑link fence encloses the property
- 30‑foot sliding gate provides secured site access
- New 3‑phase electric panel in the building
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
$7,250
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
8.15%
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%
$145,000
$145.0K
Cap Rate 7%
$103,571
$103.6K
Cap Rate 9%
$80,556
$80.6K
Market Conditions
NOI Build-Up for 1,242 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
$8.8K $7.08/SF
− Vacancy
−$264 −$0.21/SF
EGI
$8.5K $6.87/SF
− OpEx
−$1.3K −$1.03/SF
NOI
$7.3K $5.84/SF
Area
Okmulgee County, OK
Vacancy
3.00%
Lease Rate
$7.08 /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%
$145,000
Cap Rate 7%
$103,571
Cap Rate 9%
$80,556
Alternative Uses
Best Use
Flex RnD
$141.6K
$123.9K – $165.2K
NOI $9,910 @ 7.0% cap · market cap 11.13%
Second Best
Warehouse
$103.6K
$90.6K – $120.8K
NOI $7,250 @ 7.0% cap · market cap 8.15%
Theoretical Best
Office A
$293.0K
$256.4K – $341.8K
NOI $20,508 @ 7.0% cap · market cap 23.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 74447, OK
15,534
Population
7,295
Households
2.1
Avg Household Size
40
Median Age
18%
College-Educated
89%
High-School Grad
231.8 sq mi
ZIP Area
67
Density / Sq Mi
$45,855
Median Household Income
$30,851
Median Earnings
$801
Median Rent
$101,900
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?
Flex space - Versatile commercial property combines secured outdoor storage with a building suited to office, workshop, or storage functions.
Where is this flex space located?
The property is located at 1401 N Oklahoma Ave Okmulgee, OK.
What is the asking price?
The asking price for this property is $89,000.
What are key features of this property?
This property features: 6‑foot industrial‑grade chain‑link fence encloses the property; 30‑foot sliding gate provides secured site access; New 3‑phase electric panel in the building
