Commercial Property on Highway
For Sale
$135,000
15550 Hwy 70, Ardmore, OK 73401
COMMERCIAL - Ardmore, OK
Property Size1,380 SF
Lot Size0.36 Acres
Price / SF$97.83
Days on Market100
Property Features for 15550 Hwy 70
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
NP
Security features
Security System
Interior features
Public Restrooms, Security System-Leased, Smoke Detector
Elementary school district
Lone Grove - Sch Dist (LO6)
Middle school district
Lone Grove - Sch Dist (LO6)
High school district
Lone Grove - Sch Dist (LO6)
Directions
From Ardmore, go west on Hwy 70 to property on north side of road.
Standard status
Active
Size
1,380 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
See legal description supplement
Tax Annual Amount
1393
Legal Description
See legal description supplement
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2010
Flooring type
Laminate
Building materials
Steel
Roof type
Metal
Listing Agency:
Keller Williams Realty Ardmore
(580) 319-7425
Listed By:
Heather Love · License #181863
(580) 504-2355
Added: May 22
Changed: Aug 4
Last Checked: Aug 29 at 5:06AM
MLS# 2619035
Copyright © 2026 MLS Technology, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This commercial property is located on Highway 70, east of Lone Grove, and across from the UPS Customer Center. The lot size is 0.36 acres. The property size is 1380 square feet. The zoning is NP.
Key Highlights
- Prime commercial property location on Hwy 70 east of Lone Grove
- Located across from the UPS Customer Center
- Steel construction provides durability
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
$11,221
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
8.31%
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%
$224,420
$224.4K
Cap Rate 7%
$160,300
$160.3K
Cap Rate 9%
$124,678
$124.7K
Market Conditions
NOI Build-Up for 1,380 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
$18.2K $13.20/SF
− Vacancy
−$2.2K −$1.58/SF
EGI
$16.0K $11.62/SF
− OpEx
−$4.8K −$3.48/SF
NOI
$11.2K $8.13/SF
Area
Carter County, OK
Vacancy
12.00%
Lease Rate
$13.20 /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%
$224,420
Cap Rate 7%
$160,300
Cap Rate 9%
$124,678
Alternative Uses
Best Use
Retail
$160.3K
$140.3K – $187.0K
NOI $11,221 @ 7.0% cap · market cap 8.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$353.9K
$309.7K – $412.9K
NOI $24,774 @ 7.0% cap · market cap 18.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Valero Energy
Shops & Services
7,666 visits/mo
0.4 miles
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 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?
Retail space - Commercial property on Hwy 70, east of Lone Grove.
Where is this retail space located?
The property is located at 15550 Hwy 70 Ardmore, OK.
What is the asking price?
The asking price for this property is $135,000.
What are key features of this property?
This property features: Prime commercial property location on Hwy 70 east of Lone Grove; Located across from the UPS Customer Center; Steel construction provides durability
