Office Building with Storm
New
For Sale
$2,590,000
14500 S Western Ave, Oklahoma City, OK 73170
A 2016 office facility offers large rooms and a dedicated fenced outdoor area.
Property Size9,374 SF
Lot Size5.00 Acres
Price / SF$276.30
Days on Market2
Property Features for 14500 S Western Ave
General Information
Standard status
Active
Size
9,374 SF
Lot size
5.00 Acres
Amenities
nine bathrooms
fenced-in outdoor area
storm shelter
Building Details
Year Built
2016
Listing Agency:
LRE Realty, LLC
Listed By:
Tara Levinson · License #145328
(405) 414-8750
Source:
Sarahflemingestates
Added: Sep 13
Last Checked: Sep 13 at 3:07PM
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 LRE Realty, LLC
Investment Insights
Based on property information with market context.
Built in 2016, this office facility occupies approximately 5 acres and provides 9,374 of property size. The layout includes large rooms, nine bathrooms, and a dedicated fenced outdoor area. A permitted storm shelter with capacity for 170 people is incorporated into the building. The property is suited to medical office, private school, learning center, or professional office use based on its existing configuration.
Frontage along South Western Avenue provides access to the property, while undeveloped acreage remains available for expansion. Preliminary planning has been explored for an additional structure on the north side. The property is near Orr Family Farm and is surrounded by professional and residential growth.
Frontage along South Western Avenue provides access to the property, while undeveloped acreage remains available for expansion. Preliminary planning has been explored for an additional structure on the north side. The property is near Orr Family Farm and is surrounded by professional and residential growth.
Key Highlights
- Approximately 5 acres along South Western Avenue
- 9,374 property size with a 2016 building
- Permitted storm shelter with 170‑person capacity
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
$124,187
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
4.79%
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%
$2,483,740
$2.5M
Cap Rate 7%
$1,774,100
$1.8M
Cap Rate 9%
$1,379,856
$1.4M
Market Conditions
NOI Build-Up for 9,374 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
$225.0K $24.00/SF
− Vacancy
−$18.0K −$1.92/SF
EGI
$207.0K $22.08/SF
− OpEx
−$82.8K −$8.83/SF
NOI
$124.2K $13.25/SF
Area
ZIP 73170
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$2,483,740
Cap Rate 7%
$1,774,100
Cap Rate 9%
$1,379,856
Alternative Uses
Best Use
Healthcare Medical
$1.77M
$1.55M – $2.07M
NOI $124,187 @ 7.0% cap · market cap 4.79%
Second Best
Office B
$1.65M
$1.44M – $1.92M
NOI $115,413 @ 7.0% cap · market cap 4.46%
Theoretical Best
Specialty Retail
$3.81M
$3.34M – $4.45M
NOI $266,892 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Explore this area
Business Placement
Demographics for 73170, OK
41,343
Population
16,658
Households
2.5
Avg Household Size
40
Median Age
37%
College-Educated
94%
High-School Grad
21.0 sq mi
ZIP Area
1,969
Density / Sq Mi
$92,403
Median Household Income
$44,653
Median Earnings
$1,525
Median Rent
$249,800
Median Home Value
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Market
Vacancy Rate% for Office in Oklahoma City, OK
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Frequently Asked Questions
What type of property is this?
Office building - A 2016 office facility offers large rooms and a dedicated fenced outdoor area.
Where is this office building located?
The property is located at 14500 S Western Ave Oklahoma City, OK.
What is the asking price?
The asking price for this property is $2,590,000.
What are key features of this property?
This property features: Approximately 5 acres along South Western Avenue; 9,374 property size with a 2016 building; Permitted storm shelter with 170‑person capacity
