Flex Space with Multiple Garage
For Sale
$449,000
15538 E Highway 70, Ardmore, OK 73401
Flex building with multiple garage doors, dedicated loading dock, and a paved parking lot for outdoor operations.
Property Size2,525 SF
Price / SF$177.82
Days on Market114
Property Features for 15538 E Highway 70
General Information
Standard status
Active
Size
2,525 SF
Additional Details
Outdoor Storage
Yes
Dock-High Doors
1
Taxes and HOA fees
Annual Taxes
$3,779
Amenities
large roadside sign
additional paved parking lot
partial pipe fencing
Listing Agency:
Oklahoma Land & Realty, LLC
(580) 657-8000
Listed By:
Eric Taliaferro · License #171917
(580) 618-2020
Source:
Exprealty
Added: May 18
Changed: Sep 7
Last Checked: Sep 8 at 9:41AM
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 Oklahoma Land & Realty, LLC
Investment Insights
Based on property information with market context.
This flex-style commercial property includes a versatile building equipped with multiple garage doors and a dedicated loading dock. The site also offers a large roadside sign and a paved parking lot for customers, employees, trailers, fleet vehicles, or equipment storage. Partial pipe fencing helps define outdoor display and storage areas while maintaining workable site access.
Located at 15538 E Highway 70 in Ardmore, OK, the property is positioned between Oklahoma City and Dallas and is described as highly accessible with strong visibility for passing traffic.
The building’s spacious layout and easy maneuverability support a range of operational needs that combine indoor workspace with outdoor flexibility. Uses mentioned in the offering include automotive, service, warehouse, retail, or recreational applications.
Located at 15538 E Highway 70 in Ardmore, OK, the property is positioned between Oklahoma City and Dallas and is described as highly accessible with strong visibility for passing traffic.
The building’s spacious layout and easy maneuverability support a range of operational needs that combine indoor workspace with outdoor flexibility. Uses mentioned in the offering include automotive, service, warehouse, retail, or recreational applications.
Key Highlights
- Versatile commercial flex building with multiple garage doors and a dedicated loading dock
- Suitable for a range of uses including automotive, service, warehouse, retail, or recreational operations
- Includes a large paved parking lot for customers, employees, trailers, fleet vehicles, or equipment storage
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
$33,675
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
7.50%
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%
$673,500
$673.5K
Cap Rate 7%
$481,071
$481.1K
Cap Rate 9%
$374,167
$374.2K
Market Conditions
NOI Build-Up for 2,525 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
$53.6K $21.24/SF
− Vacancy
−$5.5K −$2.19/SF
EGI
$48.1K $19.05/SF
− OpEx
−$14.4K −$5.72/SF
NOI
$33.7K $13.34/SF
Area
Carter County, OK
Vacancy
10.30%
Lease Rate
$21.24 /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%
$673,500
Cap Rate 7%
$481,071
Cap Rate 9%
$374,167
Alternative Uses
Best Use
Industrial
$481.1K
$420.9K – $561.3K
NOI $33,675 @ 7.0% cap · market cap 7.50%
Second Best
Flex RnD
$387.0K
$338.6K – $451.5K
NOI $27,090 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$647.6K
$566.6K – $755.5K
NOI $45,329 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Dock-high doors
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73401, OK
36,744
Population
16,349
Households
2.2
Avg Household Size
41
Median Age
23%
College-Educated
88%
High-School Grad
351.5 sq mi
ZIP Area
105
Density / Sq Mi
$60,288
Median Household Income
$39,005
Median Earnings
$960
Median Rent
$174,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flex building with multiple garage doors, dedicated loading dock, and a paved parking lot for outdoor operations.
Where is this flex space located?
The property is located at 15538 E Highway 70 Ardmore, OK.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Versatile commercial flex building with multiple garage doors and a dedicated loading dock; Suitable for a range of uses including automotive, service, warehouse, retail, or recreational operations; Includes a large paved parking lot for customers, employees, trailers, fleet vehicles, or equipment storage
