Freestanding Office
For Sale
Contact for pricing
1425 S Fretz Ave, Edmond, OK 73003
Professional office property with flexible E-3 zoning and a broad mix of interior workspaces.
Property Size7,438 SF
Price / SF$214.44
Days on Market9
Property Features for 1425 S Fretz Ave
General Information
Standard status
Active
Size
7,438 SF
Class
B
Property subtype
Office
Zoning
E-3
Additional Details
Sprinkler System
Yes
Amenities
reception area
conference rooms
restrooms
kitchen
recreation area
security cameras
safe room
covered patio
Building Details
Year Built
2008
Buildings
1
Listing Agency:
Creek Price Edwards
Listed By:
Nick Gray · License #OK 159340
Source:
Crexi
Added: Aug 3
Changed: Aug 9
Last Checked: Aug 11 at 5:30AM
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 Creek Price Edwards
Investment Insights
Based on property information with market context.
Built in 2008, this freestanding office property contains 7,438 square feet arranged for professional or healthcare operations. The interior includes 16–18 offices, a reception area, two conference rooms, large restrooms, a kitchen, and an upstairs recreation area. Additional improvements include security cameras, a fire sprinkler system, a safe room, and a large covered patio.
The property is located at 1425 S. Fretz Ave in Edmond, just north of 15th Street. E-3 zoning supports office, retail, and light industrial uses. The surrounding area includes residential rooftops along with retail, healthcare, shopping, and dining businesses.
The property is located at 1425 S. Fretz Ave in Edmond, just north of 15th Street. E-3 zoning supports office, retail, and light industrial uses. The surrounding area includes residential rooftops along with retail, healthcare, shopping, and dining businesses.
Key Highlights
- 7,438‑square‑foot freestanding office building completed in 2008
- 16–18 offices with reception, two large conference rooms, restrooms, and kitchen
- E‑3 zoning allows office, retail, and light industrial uses
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
$84,117
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
5.27%
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%
$1,682,340
$1.7M
Cap Rate 7%
$1,201,671
$1.2M
Cap Rate 9%
$934,633
$934.6K
Market Conditions
NOI Build-Up for 7,438 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
$124.1K $16.68/SF
− Vacancy
−$11.9K −$1.60/SF
EGI
$112.2K $15.08/SF
− OpEx
−$28.0K −$3.77/SF
NOI
$84.1K $11.31/SF
Area
Oklahoma County, OK
Vacancy
9.60%
Lease Rate
$16.68 /SF/Yr
Expense Ratio
25.00%
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%
$1,682,340
Cap Rate 7%
$1,201,671
Cap Rate 9%
$934,633
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $84,117 @ 7.0% cap · market cap 5.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,444 @ 7.0% cap · market cap 6.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,540
Businesses Nearby
Explore this area
Business Placement
Demographics for 73003, OK
22,648
Population
9,760
Households
2.3
Avg Household Size
36
Median Age
42%
College-Educated
93%
High-School Grad
7.4 sq mi
ZIP Area
3,061
Density / Sq Mi
$76,957
Median Household Income
$45,176
Median Earnings
$1,338
Median Rent
$230,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Professional office property with flexible E-3 zoning and a broad mix of interior workspaces.
Where is this office building located?
The property is located at 1425 S Fretz Ave Edmond, OK.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: 7,438‑square‑foot freestanding office building completed in 2008; 16–18 offices with reception, two large conference rooms, restrooms, and kitchen; E‑3 zoning allows office, retail, and light industrial uses
