Fenced Flex Space with
For Sale
$89,000
1401 N Oklahoma Avenue, Okmulgee, OK 74447
Commercial, Okmulgee, OK
Property Size1,242 SF
Lot Size0.49 Acres
Price / SF$71.66
Days on Market116
Property Features for 1401 N Oklahoma Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
comm/indus
Fencing
Chain Link
Elementary school district
Okmulgee - Sch Dist (91)
Middle school district
Okmulgee - Sch Dist (91)
High school district
Okmulgee - Sch Dist (91)
Directions
POB traveling north of Oklahoma Ave, property is at the corner of Eufaula and Oklahoma.
Standard status
Active
APN
1328-00-004-013-0-001-00
Size
1,242 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TERRILL-DIXON OKMULGEE LOTS 13 TO & INCL 15 BLK 4
Tax Annual Amount
237
Legal Description
TERRILL-DIXON OKMULGEE LOTS 13 TO & INCL 15 BLK 4
Building Details
Year built
1945
Building materials
Frame
Roof type
Tile
Listing Agency:
Walters Real Estate
(918) 758-0777
Listed By:
Holly Hamilton · License #141894
(918) 758-6687
Added: May 6
Changed: Aug 19
Last Checked: Aug 29 at 5:06AM
MLS# 2616534
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 1,242-square-foot flex property sits on 0.492 acres and includes a frame building constructed in 1945. Interior areas offer garage storage with overhead-door access, along with space suited to office, storage, or workshop functions. The property is being sold as-is and has a tile roof.
A six-foot industrial-grade chain-link fence encloses the site, with a 30-foot sliding gate providing access to the open yard. The yard accommodates vehicles, trailers, and equipment, while a new three-phase electric panel supports the building’s commercial and industrial configuration. The property is zoned comm/indus and was previously used as a wrecker storage yard.
A six-foot industrial-grade chain-link fence encloses the site, with a 30-foot sliding gate providing access to the open yard. The yard accommodates vehicles, trailers, and equipment, while a new three-phase electric panel supports the building’s commercial and industrial configuration. The property is zoned comm/indus and was previously used as a wrecker storage yard.
Key Highlights
- 1,242‑square‑foot building on a 0.492‑acre site
- Six‑foot industrial‑grade chain‑link perimeter fence
- 30‑foot sliding gate for site access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercial/industrial-zoned property with a secured yard, garage storage, and adaptable interior areas for business operations.
Where is this flex space located?
The property is located at 1401 N Oklahoma Avenue 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: 1,242‑square‑foot building on a 0.492‑acre site; Six‑foot industrial‑grade chain‑link perimeter fence; 30‑foot sliding gate for site access
