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    Remodeled Commercial Building in Oologah Title is generated by Realmo AI

    245 S Hwy 169 Street, Oologah, OK 74053

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    Claim this Listing
    For Sale
    $425,000

    COMMERCIAL - Oologah, OK

    Type:Office
    Property size:
    2,002 SF
    Lot size:
    0.39 Acres
    Price / SF:
    $212/SF
    Added:
    Jan 20, 2026
    Days on Market:
    116
    Last Refresh:
    May 16 at 5:06 am

    Property Features for 245 S Hwy 169 Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    commercial
    Interior features
    9' Ceiling Height, Dry Bar, High Speed Internet, Mini-Kitchen, Public Restrooms
    Exterior features
    Lighting, Pole Sign, Sidewalk, Sprinkler System
    Standard status
    Active
    APN
    660024110
    Size
    2,002 SF
    Lot size
    0.39 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Lot 5 & NLY 20' of Lot 6 Block 26
    Tax Annual Amount
    1812

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1980
    Flooring type
    Tile, Laminate
    Building materials
    Brick
    Roof type
    Composition

    We can help!

    Listing Contact
    Debi Holcomb
    Debi Holcomb

    Listing agent Debi Holcomb License #136023

    Listing office Butler Real Estate 36698 S Hwy 82, Langley, OK

    Listing date Jan 20, 2026

    MLS# 2602381

    Copyright © 2026 MLS Technology, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • High‑exposure location with heavy traffic and ample on‑site parking.
    • Six private office spaces, lobby, break room, and two 1/2 bathrooms.
    • Remodeled brick building with modern upgrades.
    • High‑speed fiber‑optic internet.
    • Dual heating and air conditioning units.
    • Reinforced concrete block construction on a solid slab foundation.

    Overview

    This remodeled brick building presents an opportunity for a new business, relocation, or investment with built-in tenants. The property offers excellent visibility due to heavy traffic exposure and includes ample on-site parking. The interior is designed for functionality and comfort, featuring six private office spaces, a welcoming lobby, a break room, and two half bathrooms. High-speed fiber-optic internet is available. Dual heating and air conditioning units provide climate control throughout the 2,002 square foot building. Constructed with reinforced concrete block on a solid slab foundation, the property is designed for durability. Situated on a 0.386-acre lot, this turnkey property is suitable for a variety of professional uses.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $293.4K
    NOI $26,403 @ 9.00% cap · cautious / downside scenario
    Moderate
    $377.2K
    NOI $26,403 @ 7.00% cap · market / base-case scenario
    Aggressive
    $528.1K
    NOI $26,403 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $39.2k $19.56
    − Vacancy −$4.0k −$1.98
    EGI $35.2k $17.58
    − OpEx −$8.8k −$4.40
    NOI $26.4k $13.19
    2,002 SF · lease $19.56/SF/yr · vacancy 10.10% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $377.2K
    $330.0K – $440.1K (±1% cap)
    NOI $26,403 @ 7.0% cap · market cap 6.21%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Specialty Retail
    $501.4K
    $438.7K – $585.0K (±1% cap)
    NOI $35,099 @ 7.0% cap · market cap 8.26%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Pharmacy Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Oologah
    County
    Rogers
    State
    Oklahoma
    Longitude
    -95.7085444
    Latitude
    36.449368

    FAQs

    What type of property is this?
    Office building - Well-maintained commercial building with high visibility and modern amenities.
    Where is this office building located?
    The property is located at 245 S Hwy 169 Street Oologah, OK.
    What is the asking price?
    The asking price for this property is $425,000.
    What are key features of this property?
    This property features: High‑exposure location with heavy traffic and ample on‑site parking.; Six private office spaces, lobby, break room, and two 1/2 bathrooms.; Remodeled brick building with modern upgrades.
    (918) 855-8801
    We can help!
    Listing Contact
    Debi Holcomb
    Debi Holcomb
    Real Estate License ID: 136023
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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