Flex Space with Steel
For Sale
$580,000
22718 N Macarthur Avenue, Blanchard, OK 73010
Commercial Sale, Blanchard, OK
Property Size2,884 SF
Lot Size5.80 Acres
Price / SF$201.11
Days on Market19
Property Features for 22718 N Macarthur Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
From intersection of Hwy 76 & Hwy 39, East on Hwy 39 to Macarthur Ave. North on Macarthur Ave to 1 mile to property on right.
Standard status
Active
APN
22718NMacarthur73010
Size
2,884 SF
Lot size
5.80 Acres
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas
Cooling system
Electric, Central Air
Water source
Private
Amenities
livestock working pen
pipe-fenced paddock
silo
5 greenhouse structures
two water wells
Building Details
Year built
1984
Building materials
Brick & Frame
Listing Agency:
Countryside Realty
(405) 485-9200
Listed By:
Kimberly Green
(405) 615-0128
Added: Aug 5
Changed: Aug 19
Last Checked: Aug 23 at 10:06AM
MLS# 1243100
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 flex-space property combines three steel-framed outbuildings with commercial power, insulation, dedicated climate-control and ventilation systems, and reinforced concrete slabs. Improvements include a loading dock, overhead doors, a storage building, livestock working pen, pipe-fenced paddock, silo with concrete floor, five greenhouse structures, and two private water wells. A 2,883-square-foot modern farmhouse is also located on the property, with brick-and-frame construction, natural gas heat, central air, and electric cooling. The property uses a septic tank and is outside city limits.
The 5.8-acre site is at 22718 N Macarthur Avenue in Blanchard, Oklahoma, approximately 1 mile from Hwy 39. The steel buildings and supporting improvements provide a substantial existing infrastructure base for warehouse, workshop, storage, or indoor agricultural operations, subject to applicable requirements.
The 5.8-acre site is at 22718 N Macarthur Avenue in Blanchard, Oklahoma, approximately 1 mile from Hwy 39. The steel buildings and supporting improvements provide a substantial existing infrastructure base for warehouse, workshop, storage, or indoor agricultural operations, subject to applicable requirements.
Key Highlights
- Three steel‑framed outbuildings with commercial power, insulation, climate control, ventilation, and reinforced concrete slabs
- 100'X 65'X 16' steel shop with loading dock and two overhead doors
- 50' X 60' X 14' steel shop with attached 25'X30' steel shop
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
Lease Details
1
Dock-high doors
Yes
Highway access
Yes
Utilities to site
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 steel outbuildings offer commercial power and dedicated climate-control and ventilation systems.
Where is this flex space located?
The property is located at 22718 N Macarthur Avenue 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: Three steel‑framed outbuildings with commercial power, insulation, climate control, ventilation, and reinforced concrete slabs; 100'X 65'X 16' steel shop with loading dock and two overhead doors; 50' X 60' X 14' steel shop with attached 25'X30' steel shop
