Signalized Intersection Retail
For Sale
$725,000
2611 West Broadway, Ardmore, OK 73401
Business Opportunity, Ardmore, OK
Property Size2,237 SF
Lot Size0.34 Acres
Price / SF$324.09
Days on Market411
Property Features for 2611 West Broadway
General Information
Property type
Commercial Sale
Property subtype
Other
View
City
Standard status
Active
Lot size
0.34 Acres
Taxes and HOA fees
Tax Annual Amount
2158
Utilities
Heating system
Electric (Heating), Forced Air
Water source
Public
Building Details
Flooring type
Tile
Building materials
Stucco
Listing Agency:
Turner Land Company LLC
(580) 465-3571
Listed By:
Thomas Craig Bryant
(580) 465-9851
Added: Jul 30, 2025
Changed: Sep 13
Last Checked: Sep 13 at 10:06AM
MLS# 11546020
Copyright © 2026 My State MLS. 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 retail property includes an approximately 2,237-square-foot building on approximately 0.34 acres. The improvements feature stucco construction, tile flooring, forced-air heating, electric heat, and public water service. Commercial zoning and the existing building support retail, quick-service restaurant, or professional service applications.
The property occupies the intersection of West Broadway and Holiday Drive, with frontage on both roads and a signalized access point. It is approximately 1,600 feet east of I-35 exits 31A and 31B, with reported daily traffic of 16,000 to 20,000 vehicles. Burger King and KFC are adjacent, while Two Frogs Grill is across the intersection and Best Western is less than 500 feet away. Additional nearby dining, hotel, fuel, and national-chain businesses contribute to the established commercial setting.
The property occupies the intersection of West Broadway and Holiday Drive, with frontage on both roads and a signalized access point. It is approximately 1,600 feet east of I-35 exits 31A and 31B, with reported daily traffic of 16,000 to 20,000 vehicles. Burger King and KFC are adjacent, while Two Frogs Grill is across the intersection and Best Western is less than 500 feet away. Additional nearby dining, hotel, fuel, and national-chain businesses contribute to the established commercial setting.
Key Highlights
- Approximately 2,237 SF building on approximately 0.34 acres
- Frontage on both West Broadway and Holiday Drive
- Signalized intersection with direct ingress and egress
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
$27,693
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
3.82%
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%
$553,860
$553.9K
Cap Rate 7%
$395,614
$395.6K
Cap Rate 9%
$307,700
$307.7K
Market Conditions
NOI Build-Up for 2,237 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
$40.3K $18.00/SF
− Vacancy
−$3.3K −$1.49/SF
EGI
$36.9K $16.51/SF
− OpEx
−$9.2K −$4.13/SF
NOI
$27.7K $12.38/SF
Area
Carter County, OK
Vacancy
8.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$553,860
Cap Rate 7%
$395,614
Cap Rate 9%
$307,700
Alternative Uses
Best Use
Specialty Retail
$395.6K
$346.2K – $461.6K
NOI $27,693 @ 7.0% cap · market cap 3.82%
Second Best
Retail
$259.8K
$227.4K – $303.2K
NOI $18,189 @ 7.0% cap · market cap 2.51%
Theoretical Best
Office A
$573.7K
$502.0K – $669.3K
NOI $40,159 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
20,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
296
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Retail space - Commercial zoning, dual-road frontage, and public water support retail, quick-service, or professional service uses.
Where is this retail space located?
The property is located at 2611 West Broadway Ardmore, OK.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Approximately 2,237 SF building on approximately 0.34 acres; Frontage on both West Broadway and Holiday Drive; Signalized intersection with direct ingress and egress
