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    Storage Facility with RV & Boat Units Title is generated by Realmo AI

    3100 S Commerce, Ardmore, OK 73401

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    New
    For Sale
    $850,000

    COMMERCIAL - Ardmore, OK

    Property size:
    1,200 SF
    Lot size:
    2.90 Acres
    Price / SF:
    $708/SF
    Added:
    Jun 1, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 2 at 1:06 pm

    Property Features for 3100 S Commerce

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C1
    Standard status
    Active
    Size
    1,200 SF
    Lot size
    2.90 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    lengthy legal
    Tax Annual Amount
    4139

    Building Details

    Year built
    1998
    Flooring type
    Concrete
    Roof type
    Metal

    We can help!

    Listing Contact
    Susan R Bolles
    Susan R Bolles

    Listing agent Susan R Bolles License #138182

    Listing office Ardmore Realty, Inc 208 S Commerce St, Ardmore, OK

    Listing date Jun 1, 2026

    MLS# 2620109

    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

    • 1998‑built storage park with 30,092 SF of covered storage and metal roof
    • 72 enclosed units with electricity—all currently rented, with a waiting list
    • Enclosed unit mix: 35 units (10x28) and 37 units (12x28)
    • RV storage includes 34 covered spaces (25 with electric, 6 without) plus 22 uncovered lot spaces
    • 30x40 insulated shop building for maintenance, equipment, or additional storage
    • Additional revenue from an existing cell tower lease

    Overview

    This established storage park includes 30,092 square feet of covered storage with 72 enclosed units, each currently rented and supported by a waiting list. The enclosed mix features 35 units measuring 10x28 and 37 units measuring 12x28. In addition, the property offers 34 covered RV spaces, including 25 with electricity and 6 without, plus 22 uncovered lot spaces for storage. A 30x40 insulated shop building adds flexible space for maintenance, equipment, or overflow storage. The operation also benefits from income from an existing cell tower lease, creating an additional revenue stream alongside storage.

    The property is located at 3100 S Commerce in Ardmore, Oklahoma, approximately 15 miles from Lake Murray. It is offered for sale in a C1 zoning environment, supporting a commercial storage use and ongoing operation.

    With strong demand evidenced by current occupancy and a waiting list, the facility is well suited for an owner-operator seeking a turn-key storage business or an investor looking for a stabilized platform with multiple income sources. The combination of enclosed unit demand, RV storage capacity, and the insulated shop offers straightforward opportunities to maintain revenue while supporting continued growth in the storage mix.
    Property Profile Location Intelligence

    Current Use by Public Records

    Backyard Boat & RV ... Storage Facility

    Suggested Use

    Building Supply Auto Repair Shop Big Box & Wholesale Store Auto Parts Store Gym & Fitness Center Department Store Food Market Bar & Pub Electrical Service Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Ardmore
    County
    Carter
    State
    Oklahoma
    Longitude
    -97.141875
    Latitude
    34.135192

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    FAQs

    What type of property is this?
    Self storage facility - Established storage park with fully rented enclosed units, RV spaces, and additional revenue from a cell tower lease.
    Where is this self storage facility located?
    The property is located at 3100 S Commerce Ardmore, OK.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: 1998‑built storage park with 30,092 SF of covered storage and metal roof; 72 enclosed units with electricity—all currently rented, with a waiting list; Enclosed unit mix: 35 units (10x28) and 37 units (12x28)
    (580) 226-4200
    We can help!
    Listing Contact
    Susan R Bolles
    Susan R Bolles
    Real Estate License ID: 138182
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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.

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