Garden-Style Office
For Sale
Contact for pricing
301 Sara Rd, Mustang, OK 73064
Modernized garden-style office with private offices, open areas, kitchen space, and parking on a landscaped site.
Property Size5,447 SF
Lot Size1.38 Acres
Price / SF$182.67
Days on Market299
Property Features for 301 Sara Rd
General Information
Standard status
Active
Size
5,447 SF
Lot size
1.38 Acres
Property subtype
OFFICE
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Renovated
2022
Construction
garden style
Listing Agency:
Newmark Robinson Park | Oklahoma City
(405) 840-1500
Listed By:
Brad Rice
(918) 269-8586
Source:
Moodyscre
Added: Nov 21, 2025
Changed: Aug 16
Last Checked: Sep 15 at 9:32AM
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 Newmark Robinson Park | Oklahoma City
Investment Insights
Based on property information with market context.
This garden-style office building sits on 1.38 acres and offers a mix of private offices, kitchen space, a workroom area, and larger open areas suited for a conference room, cube workspace, or shared-work environment. The property totals 5,447 square feet and includes green space behind the building, along with on-site parking.
The building is located near the corner of Highway 152 and Sara Road, about 3 miles south of the new John Kilpatrick Turnpike extension.
A complete remodel was completed in 2022, including new flooring and updates to the kitchen and bathrooms. The interior has been modernized for today’s office standards, supporting a range of office layouts and tenant needs.
The building is located near the corner of Highway 152 and Sara Road, about 3 miles south of the new John Kilpatrick Turnpike extension.
A complete remodel was completed in 2022, including new flooring and updates to the kitchen and bathrooms. The interior has been modernized for today’s office standards, supporting a range of office layouts and tenant needs.
Key Highlights
- Garden‑style office on 1.38 acres with green space behind the building
- 5,447‑square‑foot office building with private offices and open work areas
- Complete remodel in 2022, including new flooring plus kitchen and bathroom updates
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
$70,798
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
7.12%
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%
$1,415,960
$1.4M
Cap Rate 7%
$1,011,400
$1.0M
Cap Rate 9%
$786,644
$786.6K
Market Conditions
NOI Build-Up for 5,447 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
$105.2K $19.32/SF
− Vacancy
−$10.8K −$1.99/SF
EGI
$94.4K $17.33/SF
− OpEx
−$23.6K −$4.33/SF
NOI
$70.8K $13.00/SF
Area
Canadian County, OK
Vacancy
10.30%
Lease Rate
$19.32 /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%
$1,415,960
Cap Rate 7%
$1,011,400
Cap Rate 9%
$786,644
Alternative Uses
Best Use
Office B
$1.01M
$885.0K – $1.18M
NOI $70,798 @ 7.0% cap · market cap 7.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.19M
$1.04M – $1.38M
NOI $83,022 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
370
Businesses Nearby
Explore this area
Business Placement
Demographics for 73064, OK
25,137
Population
10,285
Households
2.4
Avg Household Size
38
Median Age
29%
College-Educated
93%
High-School Grad
53.7 sq mi
ZIP Area
468
Density / Sq Mi
$93,861
Median Household Income
$51,699
Median Earnings
$1,280
Median Rent
$236,700
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Modernized garden-style office with private offices, open areas, kitchen space, and parking on a landscaped site.
Where is this office building located?
The property is located at 301 Sara Rd Mustang, OK.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Garden‑style office on 1.38 acres with green space behind the building; 5,447‑square‑foot office building with private offices and open work areas; Complete remodel in 2022, including new flooring plus kitchen and bathroom updates
