Wagoner Commercial Property on
For Sale
$129,000
1401 S Mcquarrie Ave, Wagoner, OK 74467
High-visibility commercial property with highway frontage and established presence.
Property Size480 SF
Price / SF$268.75
Days on Market178
Property Features for 1401 S Mcquarrie Ave
General Information
Standard status
Active
Size
480 SF
Taxes and HOA fees
Annual Taxes
$188
Listing Agency:
Keller Williams Advantage
(918) 884-5263
Listed By:
Drew Ary
(918) 884-5263
Source:
Exprealty
Added: Feb 27
Changed: Aug 23
Last Checked: Aug 24 at 11:41AM
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 commercial property in Wagoner offers high visibility due to its location along a well-traveled corridor with approximately 5,400 average annual daily traffic. The building features a brick and vinyl exterior, LVT flooring, a dedicated reception area, three salon stations, four dryer spots, and a bathroom. The current layout supports salon use, boutique retail, personal services, professional office space, or a variety of small business operations. All dryers and the sink remain. Mechanical features include window unit heat and air, along with a gas stove for backup. A new roof was installed in 2023. Located between town and the lake, the property benefits from both local and pass-through traffic. The highway was paved approximately eight years ago, enhancing accessibility. The property offers the visibility, functionality, and flexibility to support sustainable growth.
Key Highlights
- High‑visibility location on Hwy 51 with approximately 5,400 average annual daily traffic.
- Versatile layout suitable for salon, retail, office, or other small business operations.
- Turnkey‑ready for service‑based businesses with existing salon stations, dryer spots, and sink.
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
3k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Daylight Donuts
Dining
2,824 visits/mo
0.3 miles
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 - High-visibility commercial property with highway frontage and established presence.
Where is this storefront property located?
The property is located at 1401 S Mcquarrie Ave 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: High‑visibility location on Hwy 51 with approximately 5,400 average annual daily traffic.; Versatile layout suitable for salon, retail, office, or other small business operations.; Turnkey‑ready for service‑based businesses with existing salon stations, dryer spots, and sink.
