Flex Space with Steel
For Sale
$189,900
2210 Church Ave, Harrah, OK 73045
C2-zoned corner property with a steel building, electric service, concrete flooring, and access from two streets.
Property Size2,304 SF
Lot Size3.36 Acres
Price / SF$82.42
Days on Market23
Property Features for 2210 Church Ave
General Information
Standard status
Active
Size
2,304 SF
Lot size
3.36 Acres
Zoning
C2
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Land Use
industrial, commercial
Building Details
Construction
steel
Listing Agency:
405 Real Estate Solutions
(405) 206-8168
Listed By:
Katherine Blasingame
(405) 206-8168
Source:
Exprealty
Added: Jul 20
Changed: Aug 11
Last Checked: Aug 11 at 5:12AM
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 405 Real Estate Solutions
Investment Insights
Based on property information with market context.
This 3.36-acre flex space property includes a 2,304-square-foot steel building measuring 48' x 48'. The structure has electric service and a concrete floor, supporting industrial, commercial, storage, or workshop applications described for the site. C2 zoning and multiple additional structures provide a varied physical configuration for operations, storage, or future customization.
The property occupies a corner lot near the Kickapoo Turnpike, with frontage and potential access from two streets. Its location supports customer, employee, and delivery access, while the available acreage provides room for site changes, additional operations, or redevelopment. The property is located at 2210 Church Ave in Harrah, OK.
The property occupies a corner lot near the Kickapoo Turnpike, with frontage and potential access from two streets. Its location supports customer, employee, and delivery access, while the available acreage provides room for site changes, additional operations, or redevelopment. The property is located at 2210 Church Ave in Harrah, OK.
Key Highlights
- 3.36‑acre C2‑zoned flex space property
- 2,304‑square‑foot steel building measuring 48' x 48'
- Electric service and concrete floor in the main building
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
$17,372
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
9.15%
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%
$347,440
$347.4K
Cap Rate 7%
$248,171
$248.2K
Cap Rate 9%
$193,022
$193.0K
Market Conditions
NOI Build-Up for 2,304 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
$22.1K $9.60/SF
− Vacancy
−$1.7K −$0.73/SF
EGI
$20.4K $8.87/SF
− OpEx
−$3.1K −$1.33/SF
NOI
$17.4K $7.54/SF
Area
Oklahoma County, OK
Vacancy
7.60%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$347,440
Cap Rate 7%
$248,171
Cap Rate 9%
$193,022
Alternative Uses
Best Use
Flex RnD
$410.9K
$359.5K – $479.4K
NOI $28,762 @ 7.0% cap · market cap 15.15%
Second Best
Warehouse
$248.2K
$217.2K – $289.5K
NOI $17,372 @ 7.0% cap · market cap 9.15%
Theoretical Best
Office A
$479.9K
$419.9K – $559.9K
NOI $33,592 @ 7.0% cap · market cap 17.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73045, OK
11,272
Population
4,488
Households
2.5
Avg Household Size
41
Median Age
23%
College-Educated
92%
High-School Grad
65.0 sq mi
ZIP Area
173
Density / Sq Mi
$80,117
Median Household Income
$42,850
Median Earnings
$962
Median Rent
$212,800
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 - C2-zoned corner property with a steel building, electric service, concrete flooring, and access from two streets.
Where is this flex space located?
The property is located at 2210 Church Ave Harrah, OK.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: 3.36‑acre C2‑zoned flex space property; 2,304‑square‑foot steel building measuring 48' x 48'; Electric service and concrete floor in the main building
