Retail Space with Storage
For Sale
$149,900
214 Stanley SW, Ardmore, OK 73401
C1-zoned property with hardwood floors, central HVAC, city utilities, and dedicated customer and employee parking.
Property Size1,411 SF
Days on Market109
Property Features for 214 Stanley SW
General Information
Standard status
Active
Size
1,411 SF
Property subtype
Commercial
Zoning
C1
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$436
Amenities
hardwood flooring
central heat and air
dedicated parking lot
separate storage building
front porch
Building Details
Building Size
1,411 SF
Year Built
1930
Buildings
2
Listing Agency:
Ross Group Real Estate Service
(580) 220-9502
Listed By:
Jennifer Keith Brewer
(580) 220-9502
Source:
Theloveteamoklahoma
Added: May 7
Changed: Aug 22
Last Checked: Aug 22 at 5:55AM
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 Ross Group Real Estate Service
Investment Insights
Based on property information with market context.
This retail property combines a character-rich main building with practical operating features. Hardwood flooring extends throughout the interior, while central heat and air support year-round use. City utilities are in place, and a separate storage building adds room for equipment or inventory. A dedicated parking lot serves customers and employees, while the front porch contributes to the property's established street presence.
The property is located at 214 Stanley SW in Ardmore, near downtown and within minutes of restaurants, shopping, and major thoroughfares. Built in 1930, the building offers a traditional architectural setting for a retail-oriented commercial use.
The property is located at 214 Stanley SW in Ardmore, near downtown and within minutes of restaurants, shopping, and major thoroughfares. Built in 1930, the building offers a traditional architectural setting for a retail-oriented commercial use.
Key Highlights
- C1 zoning
- Hardwood flooring throughout the main building
- Central heat and air with city utilities
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
$11,473
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
7.65%
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%
$229,460
$229.5K
Cap Rate 7%
$163,900
$163.9K
Cap Rate 9%
$127,478
$127.5K
Market Conditions
NOI Build-Up for 1,411 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
$18.6K $13.20/SF
− Vacancy
−$2.2K −$1.58/SF
EGI
$16.4K $11.62/SF
− OpEx
−$4.9K −$3.48/SF
NOI
$11.5K $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%
$229,460
Cap Rate 7%
$163,900
Cap Rate 9%
$127,478
Alternative Uses
Best Use
Office B
$267.8K
$234.3K – $312.4K
NOI $18,744 @ 7.0% cap · market cap 12.50%
Second Best
Retail
$163.9K
$143.4K – $191.2K
NOI $11,473 @ 7.0% cap · market cap 7.65%
Theoretical Best
Office A
$361.9K
$316.6K – $422.2K
NOI $25,330 @ 7.0% cap · market cap 16.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,271
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - C1-zoned property with hardwood floors, central HVAC, city utilities, and dedicated customer and employee parking.
Where is this retail space located?
The property is located at 214 Stanley SW Ardmore, OK.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: C1 zoning; Hardwood flooring throughout the main building; Central heat and air with city utilities
