Industrial Flex
For Sale
$1,950,000
3875 E Waterloo Road, Edmond, OK 73034
Commercial Sale, Edmond, OK
Property Size17,200 SF
Lot Size1.58 Acres
Price / SF$113.37
Days on Market142
Property Features for 3875 E Waterloo Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Industrial
Directions
From I-35 and Waterloo travel west to property on right.
Standard status
Active
APN
3875EWaterloo73034
Size
17,200 SF
Lot size
1.58 Acres
Building Details
Year built
2020
Listing Agency:
ERA Courtyard Real Estate · ERA Real Estate
(405) 720-7400
Listed By:
Audra Montgomery · License #OK160465
(405) 650-4639
Added: May 8
Changed: Aug 20
Last Checked: Sep 26 at 4:06AM
MLS# 1228359
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.
Built in 2020, this 17,200-square-foot flex property sits on 1.58 acres and combines warehouse space with opportunities for office build-out. Multiple overhead doors and a large paved parking area support a range of commercial operations.
The property fronts Waterloo Road in Edmond and offers highway access with visibility from the roadway. Its configuration is suited to light manufacturing, distribution, or other industrial and flex-space uses.
The property fronts Waterloo Road in Edmond and offers highway access with visibility from the roadway. Its configuration is suited to light manufacturing, distribution, or other industrial and flex-space uses.
Key Highlights
- 17,200 square feet of flex and warehouse space
- 1.58‑acre site in Edmond, OK
- Industrial zoning
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
$129,685
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
6.65%
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%
$2,593,700
$2.6M
Cap Rate 7%
$1,852,643
$1.9M
Cap Rate 9%
$1,440,944
$1.4M
Market Conditions
NOI Build-Up for 17,200 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
$165.1K $9.60/SF
− Vacancy
−$12.5K −$0.73/SF
EGI
$152.6K $8.87/SF
− OpEx
−$22.9K −$1.33/SF
NOI
$129.7K $7.54/SF
Area
Oklahoma County, OK
Vacancy
7.60%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$2,593,700
Cap Rate 7%
$1,852,643
Cap Rate 9%
$1,440,944
Alternative Uses
Best Use
Flex RnD
$3.07M
$2.68M – $3.58M
NOI $214,714 @ 7.0% cap · market cap 11.01%
Second Best
Warehouse
$1.85M
$1.62M – $2.16M
NOI $129,685 @ 7.0% cap · market cap 6.65%
Theoretical Best
Office A
$3.58M
$3.13M – $4.18M
NOI $250,771 @ 7.0% cap · market cap 12.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 73034, OK
47,553
Population
18,727
Households
2.5
Avg Household Size
37
Median Age
59%
College-Educated
96%
High-School Grad
51.7 sq mi
ZIP Area
920
Density / Sq Mi
$113,296
Median Household Income
$52,163
Median Earnings
$1,203
Median Rent
$368,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Industrial-zoned property with warehouse space, office build-out opportunities, paved parking, and overhead doors.
Where is this flex space located?
The property is located at 3875 E Waterloo Road Edmond, OK.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 17,200 square feet of flex and warehouse space; 1.58‑acre site in Edmond, OK; Industrial zoning
