Renovated Stone Office
For Sale
$1,150,000
200 Sigma Place, Guthrie, OK 73044
Commercial Sale, Guthrie, OK
Property Size4,960 SF
Lot Size6.00 Acres
Price / SF$231.85
Days on Market94
Property Features for 200 Sigma Place
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Industrial
Accessibility
Accessible Approach with Ramp
Directions
From I-35 nd HWY 77 travel North aprox 1.5 miles turn left (west) on sigma place first property on your right
Standard status
Active
APN
200NONESigma73044
Size
4,960 SF
Lot size
6.00 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Electric
Water source
Public
Amenities
private offices
conference room
kitchenettes
updated restrooms
wood-look tile and carpet flooring
glass-front lobby entry
multiple HVAC units
ADA-accessible parking
rear flex space
Building Details
Year built
1978
Floors in Building
1
Building materials
Stone
Listing Agency:
Keller Williams Central OK GUT · Keller Williams Realty
(405) 282-4400
Listed By:
Wrenda Cockrell · License #146036
(405) 919-9591
Added: May 27
Changed: Aug 26
Last Checked: Aug 28 at 6:06PM
MLS# 1231112
Copyright © 2026 MLSOK, 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 office property at 200 Sigma Place in Guthrie combines a renovated stone building with a substantial land component. The 4,960-square-foot facility includes multiple private offices, a large conference room, two kitchenettes, updated restrooms, a glass-front lobby, and connected rear flex space suitable for conference, open work, or storage functions. The interior includes wood-look tile and carpet flooring, while multiple HVAC units provide climate control throughout the building.
The approximately 6-acre site is served by public water and public sewer and includes ADA-accessible parking with a ramped approach. Fire suppression is installed, and the property carries Industrial zoning. Built in 1978, the building may accommodate professional office, medical or behavioral health, nonprofit, faith-based, training, or government uses as identified in the property information.
The approximately 6-acre site is served by public water and public sewer and includes ADA-accessible parking with a ramped approach. Fire suppression is installed, and the property carries Industrial zoning. Built in 1978, the building may accommodate professional office, medical or behavioral health, nonprofit, faith-based, training, or government uses as identified in the property information.
Key Highlights
- 4,960‑square‑foot renovated office building on approximately 6 acres
- Stone construction with multiple private offices and a large conference room
- Two updated kitchenettes and renovated restrooms with modern tile and new vanities
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
$61,611
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
5.36%
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%
$1,232,220
$1.2M
Cap Rate 7%
$880,157
$880.2K
Cap Rate 9%
$684,567
$684.6K
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
$104.2K $21.00/SF
− Vacancy
−$9.4K −$1.89/SF
EGI
$94.8K $19.11/SF
− OpEx
−$33.2K −$6.69/SF
NOI
$61.6K $12.42/SF
Area
Logan County, OK
Vacancy
9.00%
Lease Rate
$21.00 /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%
$1,232,220
Cap Rate 7%
$880,157
Cap Rate 9%
$684,567
Alternative Uses
Best Use
Flex RnD
$880.2K
$770.1K – $1.03M
NOI $61,611 @ 7.0% cap · market cap 5.36%
Second Best
Office B
$600.9K
$525.8K – $701.1K
NOI $42,066 @ 7.0% cap · market cap 3.66%
Theoretical Best
Specialty Retail
$1.20M
$1.05M – $1.40M
NOI $83,923 @ 7.0% cap · market cap 7.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
245
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 - Climate-controlled flex area supplements private offices, conference space, and updated kitchens and restrooms.
Where is this office building located?
The property is located at 200 Sigma Place Guthrie, OK.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 4,960‑square‑foot renovated office building on approximately 6 acres; Stone construction with multiple private offices and a large conference room; Two updated kitchenettes and renovated restrooms with modern tile and new vanities
