Building Details

Year Built 2018

Listing Agency: Century 21 Mosley

Listed By: Michelle Richardson Show Phone

Source: Alloverok

Added: Sep 24 Changed: Sep 26 Last Checked: Sep 26 at 11:37AM

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Investment Insights

Based on property information with market context.

Set on approximately 2.5 acres, this live-work property combines a 3-bedroom, 2-bath double-wide manufactured home with a 30x50 commercial-grade shop. Built in 2018, the shop is insulated and has LED lighting, 220-amp service, a 6-inch concrete floor, and 14' and 10' garage doors. A 12x15 metal shop with concrete flooring and an adjoining carport adds covered utility space. A separate wooden outbuilding has electricity, a concrete floor, and a loft; the property also includes an underground storm cellar. The grounds are fenced and have gravel parking.

The property has commercial zoning and access from Highway 81. An additional 2.5 acres mol behind the property is available for purchase. Buyers should verify allowable commercial uses and property information.

Key Highlights

• Approximately 2.5 acres with Highway 81 access and commercial zoning
• 30x50 insulated shop with LED lighting, 220‑amp service, and a 6‑inch concrete floor
• Shop has oversized 14' and 10' garage doors

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

$22,220

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

8.08%

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%

$444,400 $444.4K

Cap Rate 7%

$317,429 $317.4K

Cap Rate 9%

$246,889 $246.9K

Market Conditions

NOI Build-Up for 2,620 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

$39.9K $15.24/SF

− Vacancy

−$10.3K −$3.93/SF

EGI

$29.6K $11.31/SF

− OpEx

−$7.4K −$2.83/SF

NOI

$22.2K $8.48/SF

Area

Grady County, OK

Vacancy

25.80%

Lease Rate

$15.24 /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%

$444,400

Cap Rate 7%

$317,429

Cap Rate 9%

$246,889

Alternative Uses

Best Use

Mixed Use

$454.8K

$397.9K – $530.6K (±1% cap)

NOI $31,833 @ 7.0% cap · market cap 11.58%

Second Best

Office B

$317.4K

$277.8K – $370.3K (±1% cap)

NOI $22,220 @ 7.0% cap · market cap 8.08%

Theoretical Best

Specialty Retail

$633.3K

$554.1K – $738.8K (±1% cap)

NOI $44,330 @ 7.0% cap · market cap 16.12%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Live-work space

Suggested Use

Top Pick Auto Repair Shop Grocery & Convenience Store Garden Center Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

14

Businesses Nearby

Explore this area Business Placement

Demographics for 73079, OK

603

Population

250

Households

2.4

Avg Household Size

43

Median Age

24%

College-Educated

90%

High-School Grad

81.7 sq mi

ZIP Area

7

Density / Sq Mi

$91,806

Median Household Income

$37,885

Median Earnings

$925

Median Rent

$168,800

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this live-work space located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Live-work space - Commercial zoning and Highway 81 access complement a residence, workshop, and multiple storage buildings.

Where is this live-work space located?

The property is located at 1515 Highway 81 Pocasset, OK.

What is the asking price?

The asking price for this property is $275,000.

What are key features of this property?

This property features: Approximately 2.5 acres with Highway 81 access and commercial zoning; 30x50 insulated shop with LED lighting, 220‑amp service, and a 6‑inch concrete floor; Shop has oversized 14' and 10' garage doors