Established Mobile Home
For Sale
$1,299,999
18 Hayward, Ardmore, OK 73401
Commercial, Ardmore, OK
Property Size11,882 SF
Lot Size18.86 Acres
Price / SF$109.41
Days on Market96
Property Features for 18 Hayward
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Interior features
Smoke Detector
Elementary school district
Plainview
Middle school district
Plainview
High school district
Plainview
Directions
From I-35 take Exit 33 go west, continue onto Prairie Valley Rd for approximately 2.5 miles. The park will be on the north side of the road. Hayward Road takes you into the park.
Standard status
Active
APN
0000-16-04S-01E-3-003-00
Size
11,882 SF
Lot size
18.86 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
0000-16-04S-01E-3-003-00 - W/2 SW SW- LESS 1.14AC FOR RD. ROW 16 04S 01E
Tax Annual Amount
10099
Legal Description
0000-16-04S-01E-3-003-00 - W/2 SW SW- LESS 1.14AC FOR RD. ROW 16 04S 01E
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1982
Building materials
Aluminum
Roof type
Composition
Listing Agency:
Keller Williams Realty Ardmore
(580) 319-7425
Listed By:
Kelly Miller · License #203909
(580) 504-3063
Added: Jun 13
Changed: Sep 6
Last Checked: Sep 16 at 3:06PM
MLS# 2621853
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 established mobile home park occupies 18.86 acres and includes approximately 30 units along with an 11,882-square-foot property improvement. Built in 1982, the asset has composition roofing, aluminum construction, central heating, central air, and smoke detectors. Most homes are tenant-owned, creating an operating structure centered on pad occupancy and community management. The property is zoned C1.
Water service is provided by Southern Oklahoma Water Corporation, with electrical service from OG&E. Water testing follows DEQ standards. Recent work includes roof updates on park assets, new A/C units, plumbing and electrical repairs, and improvements to gravel and sod areas. The community is located in Ardmore, Oklahoma, with access to the I-35 corridor and a local employment base that includes Mercy Hospital, Valero Refinery, and distribution centers for Dollar General, Best Buy, and Dot Foods.
Water service is provided by Southern Oklahoma Water Corporation, with electrical service from OG&E. Water testing follows DEQ standards. Recent work includes roof updates on park assets, new A/C units, plumbing and electrical repairs, and improvements to gravel and sod areas. The community is located in Ardmore, Oklahoma, with access to the I-35 corridor and a local employment base that includes Mercy Hospital, Valero Refinery, and distribution centers for Dollar General, Best Buy, and Dot Foods.
Key Highlights
- Approximately 30 units across 18.86 acres
- 11,882‑square‑foot property improvement
- C1 zoning in Ardmore, Oklahoma
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
$84,736
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
6.52%
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%
$1,694,720
$1.7M
Cap Rate 7%
$1,210,514
$1.2M
Cap Rate 9%
$941,511
$941.5K
Market Conditions
NOI Build-Up for 11,882 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
$172.5K $14.52/SF
− Vacancy
−$18.5K −$1.55/SF
EGI
$154.1K $12.97/SF
− OpEx
−$69.3K −$5.83/SF
NOI
$84.7K $7.13/SF
Area
Carter County, OK
Vacancy
10.70%
Lease Rate
$14.52 /SF/Yr
Expense Ratio
45.00%
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%
$1,694,720
Cap Rate 7%
$1,210,514
Cap Rate 9%
$941,511
Alternative Uses
Best Use
Apartment 5plus
$1.21M
$1.06M – $1.41M
NOI $84,736 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.05M
$2.67M – $3.56M
NOI $213,306 @ 7.0% cap · market cap 16.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
30
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Tenant-owned homes and established utility service support streamlined park operations.
Where is this mobile home & rv park located?
The property is located at 18 Hayward Ardmore, OK.
What is the asking price?
The asking price for this property is $1,299,999.
What are key features of this property?
This property features: Approximately 30 units across 18.86 acres; 11,882‑square‑foot property improvement; C1 zoning in Ardmore, Oklahoma
