Flex Property With Steel
For Sale
$580,000
22718 Macarthur Ave, Blanchard, OK 73010
Multiple insulated outbuildings offer climate-controlled space for workshops, warehouse storage, or agricultural operations.
Property Size2,884 SF
Price / SF$201.11
Days on Market19
Property Features for 22718 Macarthur Ave
General Information
Standard status
Active
Size
2,884 SF
Listing Agency:
Countryside Realty
(405) 615-0128
Listed By:
Kimberly Green
(405) 615-0128
Source:
Exprealty
Added: Aug 5
Changed: Aug 22
Last Checked: Aug 23 at 6:08AM
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 Countryside Realty
Investment Insights
Based on property information with market context.
This flex property includes three steel-framed outbuildings with commercial power, insulation, dedicated climate-control and ventilation systems, and reinforced concrete slabs. The improvements include a 100’ x 65’ x 16’ shop with a loading dock and two overhead doors, a 50’ x 60’ x 14’ shop attached to a 25’ x 30’ steel shop, and a 24’ x 36’ steel shop. Additional site improvements include a 10’ x 20’ storage building, a silo with concrete floor, five greenhouse structures, two water wells, a livestock working pen, and a pipe-fenced paddock.
The property also includes a residence described as a modern farmhouse, with interior video and a floor plan available. Located at 22718 Macarthur Ave in Blanchard, OK, the property is 1 mile from Hwy 39 and outside city limits. The combination of outbuilding capacity, utility infrastructure, and agricultural improvements supports workshop, warehouse, fleet-storage, and indoor agricultural applications identified for the site. The property is being sold as-is.
The property also includes a residence described as a modern farmhouse, with interior video and a floor plan available. Located at 22718 Macarthur Ave in Blanchard, OK, the property is 1 mile from Hwy 39 and outside city limits. The combination of outbuilding capacity, utility infrastructure, and agricultural improvements supports workshop, warehouse, fleet-storage, and indoor agricultural applications identified for the site. The property is being sold as-is.
Key Highlights
- 100’ x 65’ x 16’ steel shop with loading dock and two overhead doors
- 50’ x 60’ x 14’ steel shop attached to a 25’ x 30’ steel shop
- 24’ x 36’ steel shop plus a 10’ x 20’ storage 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
$35,824
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
6.18%
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%
$716,480
$716.5K
Cap Rate 7%
$511,771
$511.8K
Cap Rate 9%
$398,044
$398.0K
Market Conditions
NOI Build-Up for 2,884 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
$60.6K $21.00/SF
− Vacancy
−$5.5K −$1.89/SF
EGI
$55.1K $19.11/SF
− OpEx
−$19.3K −$6.69/SF
NOI
$35.8K $12.42/SF
Area
McClain 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%
$716,480
Cap Rate 7%
$511,771
Cap Rate 9%
$398,044
Alternative Uses
Best Use
Flex RnD
$511.8K
$447.8K – $597.1K
NOI $35,824 @ 7.0% cap · market cap 6.18%
Second Best
Warehouse
$310.6K
$271.8K – $362.4K
NOI $21,745 @ 7.0% cap · market cap 3.75%
Theoretical Best
Specialty Retail
$697.1K
$610.0K – $813.3K
NOI $48,797 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73010, OK
20,744
Population
7,770
Households
2.7
Avg Household Size
39
Median Age
26%
College-Educated
91%
High-School Grad
174.5 sq mi
ZIP Area
119
Density / Sq Mi
$86,968
Median Household Income
$47,315
Median Earnings
$1,070
Median Rent
$241,600
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Multiple insulated outbuildings offer climate-controlled space for workshops, warehouse storage, or agricultural operations.
Where is this flex space located?
The property is located at 22718 Macarthur Ave Blanchard, OK.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: 100’ x 65’ x 16’ steel shop with loading dock and two overhead doors; 50’ x 60’ x 14’ steel shop attached to a 25’ x 30’ steel shop; 24’ x 36’ steel shop plus a 10’ x 20’ storage building
