Insulated Flex Space with
New
For Sale
$130,000
1801 N Morton Avenue, Okmulgee, OK 74447
COMMERCIAL - Okmulgee, OK
Property Size896 SF
Lot Size2.91 Acres
Price / SF$145.09
Days on Market2
Property Features for 1801 N Morton Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
com
Exterior features
Storage
Subdivision
Suburban Home Tracts
Elementary school district
Okmulgee - Sch Dist (91)
Middle school district
Okmulgee - Sch Dist (91)
High school district
Okmulgee - Sch Dist (91)
Directions
POB Highway 75 turn west onto Fairgrounds road traveling west to Morton Ave.
Standard status
Active
APN
0942-00-000-008-0-002-00
Size
896 SF
Lot size
2.91 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SUBURBAN HOME TRACTS W 290.43' OF S/2 TR 8 & N 5' OF W 290.43' VAC ST LESS N60' OF W 60' THEREOF
Tax Annual Amount
680
Legal Description
SUBURBAN HOME TRACTS W 290.43' OF S/2 TR 8 & N 5' OF W 290.43' VAC ST LESS N60' OF W 60' THEREOF
Building Details
Year built
2009
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Walters Real Estate
(918) 758-0777
Listed By:
Holly Hamilton · License #141894
(918) 758-6687
Added: Aug 6
Last Checked: Aug 7 at 3:06PM
MLS# 2628651
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 flex-space property includes 2 metal buildings with spray foam insulation, upgraded electric service, and open areas suited to warehouse, fabrication, equipment, storage, or workspace functions. A greenhouse structure is also included, along with a house that may provide additional storage utility. The property is being sold as-is, where-is.
The site contains 2.91 acres and 896 square feet of reported property area. Built in 2009, the improvements feature metal roofing and are zoned com. The property is outside city limits near US Highway 75, providing a commercial setting with room for multiple operational or storage uses.
The site contains 2.91 acres and 896 square feet of reported property area. Built in 2009, the improvements feature metal roofing and are zoned com. The property is outside city limits near US Highway 75, providing a commercial setting with room for multiple operational or storage uses.
Key Highlights
- 2.91‑acre commercial property near US Highway 75
- Two metal buildings with spray foam insulation
- 896 square feet of reported property area
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
$7,150
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
5.50%
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%
$143,000
$143.0K
Cap Rate 7%
$102,143
$102.1K
Cap Rate 9%
$79,444
$79.4K
Market Conditions
NOI Build-Up for 896 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
$11.8K $13.20/SF
− Vacancy
−$828 −$0.92/SF
EGI
$11.0K $12.28/SF
− OpEx
−$3.8K −$4.30/SF
NOI
$7.1K $7.98/SF
Area
Okmulgee County, OK
Vacancy
7.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
35.00%
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%
$143,000
Cap Rate 7%
$102,143
Cap Rate 9%
$79,444
Alternative Uses
Best Use
Flex RnD
$102.1K
$89.4K – $119.2K
NOI $7,150 @ 7.0% cap · market cap 5.50%
Second Best
Warehouse
$74.7K
$65.4K – $87.2K
NOI $5,230 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$211.4K
$184.9K – $246.6K
NOI $14,795 @ 7.0% cap · market cap 11.38%
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
69
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 74447, OK
15,534
Population
7,295
Households
2.1
Avg Household Size
40
Median Age
18%
College-Educated
89%
High-School Grad
231.8 sq mi
ZIP Area
67
Density / Sq Mi
$45,855
Median Household Income
$30,851
Median Earnings
$801
Median Rent
$101,900
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Multi-use commercial property with warehouse, fabrication, greenhouse, and storage capabilities.
Where is this flex space located?
The property is located at 1801 N Morton Avenue Okmulgee, OK.
What is the asking price?
The asking price for this property is $130,000.
What are key features of this property?
This property features: 2.91‑acre commercial property near US Highway 75; Two metal buildings with spray foam insulation; 896 square feet of reported property area
