Storefront Property with Salon
For Sale
$129,000
1401 S McQuarrie Avenue, Wagoner, OK 74467
Commercially zoned storefront with reception space, salon infrastructure, and highway frontage for service or retail operations.
Property Size480 SF
Days on Market161
Property Features for 1401 S McQuarrie Avenue
General Information
Standard status
Active
Size
480 SF
Property subtype
Commercial
Zoning
Commercial
Site & Location
Traffic Count
5,400 vehicles/day
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$188
Building Details
Building Size
480 SF
Year Built
1984
Stories
1
Construction
brick and vinyl
Listing Agency:
Keller Williams Advantage
(918) 884-5263
Listed By:
Drew Ary · License #158983
(918) 884-5263
Source:
Theloveteamoklahoma
Added: Feb 27
Changed: Aug 7
Last Checked: Aug 7 at 4:49AM
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 Keller Williams Advantage
Investment Insights
Based on property information with market context.
This 1984 storefront property presents a flexible commercial layout with a dedicated reception area, three salon stations, four dryer spots, and a bathroom. LVT flooring, a brick and vinyl exterior, window unit heat and air, and a gas stove for backup are among the existing improvements. The dryers and sink remain in place, supporting continued salon use while allowing adaptation for boutique retail, personal services, professional office, or other small-business purposes. A new roof was installed in 2023.
The property is located at 1401 S McQuarrie Avenue in Wagoner, Oklahoma, with frontage along Hwy 51 and approximately 5,400 average annual daily traffic. Its position between town and the lake places the building along a corridor serving local and pass-through traffic. Commercial zoning further supports its existing business-oriented configuration.
The property is located at 1401 S McQuarrie Avenue in Wagoner, Oklahoma, with frontage along Hwy 51 and approximately 5,400 average annual daily traffic. Its position between town and the lake places the building along a corridor serving local and pass-through traffic. Commercial zoning further supports its existing business-oriented configuration.
Key Highlights
- Hwy 51 frontage with approximately 5,400 average annual daily traffic
- Commercial zoning at 1401 S McQuarrie Avenue, Wagoner, OK 74467
- Salon layout includes three stations, four dryer spots, a sink, reception area, and bathroom
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
$5,306
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
4.11%
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%
$106,120
$106.1K
Cap Rate 7%
$75,800
$75.8K
Cap Rate 9%
$58,956
$59.0K
Market Conditions
NOI Build-Up for 480 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
$8.1K $16.80/SF
− Vacancy
−$484 −$1.01/SF
EGI
$7.6K $15.79/SF
− OpEx
−$2.3K −$4.74/SF
NOI
$5.3K $11.05/SF
Area
Wagoner County, OK
Vacancy
6.00%
Lease Rate
$16.80 /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%
$106,120
Cap Rate 7%
$75,800
Cap Rate 9%
$58,956
Alternative Uses
Best Use
Retail
$75.8K
$66.3K – $88.4K
NOI $5,306 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$113.2K
$99.1K – $132.1K
NOI $7,926 @ 7.0% cap · market cap 6.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
5,400 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 74467, OK
13,981
Population
6,826
Households
2
Avg Household Size
44
Median Age
20%
College-Educated
88%
High-School Grad
154.1 sq mi
ZIP Area
91
Density / Sq Mi
$58,398
Median Household Income
$39,350
Median Earnings
$852
Median Rent
$149,500
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.
Frequently Asked Questions
What type of property is this?
Storefront property - Commercially zoned storefront with reception space, salon infrastructure, and highway frontage for service or retail operations.
Where is this storefront property located?
The property is located at 1401 S McQuarrie Avenue Wagoner, OK.
What is the asking price?
The asking price for this property is $129,000.
What are key features of this property?
This property features: Hwy 51 frontage with approximately 5,400 average annual daily traffic; Commercial zoning at 1401 S McQuarrie Avenue, Wagoner, OK 74467; Salon layout includes three stations, four dryer spots, a sink, reception area, and bathroom
