Renovated Fieldstone Office
For Sale
$1,200,000
200 Sigma Pl, Guthrie, OK 73044
Renovated office property with private offices, conference space, flex area, and updated support facilities.
Property Size4,960 SF
Lot Size6.00 Acres
Price / SF$241.94
Days on Market74
Property Features for 200 Sigma Pl
General Information
Standard status
Active
Size
4,960 SF
Lot size
6.00 Acres
Additional Details
Gross Income
$96,000
Sprinkler System
Yes
Building Details
Buildings
1
Building Size
4,960 SF
Construction
fieldstone
Listing Agency:
Keller Williams Realty-Guthrie
(405) 919-9591
Listed By:
Wrenda Cockrell · License #146036
(405) 919-9591
Source:
Exprealty
Added: May 28
Changed: Aug 8
Last Checked: Aug 8 at 2:42AM
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 Keller Williams Realty-Guthrie
Investment Insights
Based on property information with market context.
This fully renovated office building contains 4,960 square feet on approximately 6 acres in Guthrie, Oklahoma. The native fieldstone exterior opens to a glass-front lobby, multiple private offices arranged along interior hallways, and a large conference room. Two kitchenettes feature marble-look countertops and shaker cabinetry, while the restrooms have updated tile and new vanities. Wood-look tile and carpet flooring, multiple HVAC units, fire suppression, and ADA-accessible parking are also included.
Additional connected, climate-controlled flex space at the rear can accommodate conference functions, open work areas, or storage. The property is near Guthrie’s main commercial corridor and municipal airport. The acreage provides room for expansion, while the building configuration supports professional office, medical or behavioral health, nonprofit, faith-based, training, and government uses.
Additional connected, climate-controlled flex space at the rear can accommodate conference functions, open work areas, or storage. The property is near Guthrie’s main commercial corridor and municipal airport. The acreage provides room for expansion, while the building configuration supports professional office, medical or behavioral health, nonprofit, faith-based, training, and government uses.
Key Highlights
- 4,960‑square‑foot fully renovated office building on approximately 6 acres
- Native fieldstone construction with a glass‑front lobby entry
- Multiple private offices, hallways, and a large conference room
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
$68,996
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
5.75%
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%
$1,379,920
$1.4M
Cap Rate 7%
$985,657
$985.7K
Cap Rate 9%
$766,622
$766.6K
Market Conditions
NOI Build-Up for 4,960 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
$125.0K $25.20/SF
− Vacancy
−$10.0K −$2.02/SF
EGI
$115.0K $23.18/SF
− OpEx
−$46.0K −$9.27/SF
NOI
$69.0K $13.91/SF
Area
Logan County, OK
Vacancy
8.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$1,379,920
Cap Rate 7%
$985,657
Cap Rate 9%
$766,622
Alternative Uses
Best Use
Healthcare Medical
$985.7K
$862.5K – $1.15M
NOI $68,996 @ 7.0% cap · market cap 5.75%
Second Best
Flex RnD
$880.2K
$770.1K – $1.03M
NOI $61,611 @ 7.0% cap · market cap 5.13%
Theoretical Best
Specialty Retail
$1.20M
$1.05M – $1.40M
NOI $83,923 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
246
Businesses Nearby
Explore this area
Business Placement
Demographics for 73044, OK
24,603
Population
10,050
Households
2.4
Avg Household Size
39
Median Age
24%
College-Educated
91%
High-School Grad
264.7 sq mi
ZIP Area
93
Density / Sq Mi
$71,442
Median Household Income
$39,284
Median Earnings
$890
Median Rent
$200,100
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Renovated office property with private offices, conference space, flex area, and updated support facilities.
Where is this office building located?
The property is located at 200 Sigma Pl Guthrie, OK.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 4,960‑square‑foot fully renovated office building on approximately 6 acres; Native fieldstone construction with a glass‑front lobby entry; Multiple private offices, hallways, and a large conference room
