Industrial Flex Space with Overhead
For Sale
$1,950,000
3875 E Waterloo Road, Edmond, OK 73034
COMMERCIAL - Edmond, OK
Property Size17,200 SF
Lot Size1.58 Acres
Price / SF$113.37
Days on Market96
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
(405) 650-4639
Added: May 8
Changed: Aug 4
Last Checked: Aug 11 at 9:06PM
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.
This 17,200-square-foot flex property, built in 2020, combines warehouse space with opportunities for office build-out. Multiple overhead doors support loading and access, while the site includes a large paved parking area. The property is zoned Industrial and can accommodate owner-user, light manufacturing, distribution, or investment applications as identified in the property information.
Located along E Waterloo Road in Edmond, the property offers highway access and a highly visible road presence. The 1.58-acre site provides the setting for the existing commercial improvements and paved parking area.
Located along E Waterloo Road in Edmond, the property offers highway access and a highly visible road presence. The 1.58-acre site provides the setting for the existing commercial improvements and paved parking area.
Key Highlights
- 17,200 square feet of flex and warehouse space
- 1.58‑acre industrial‑zoned site
- Built in 2020
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
Property Profile
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
Market
Vacancy Rate% for Industrial 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?
Flex space - Industrial-zoned facility offers warehouse space, paved parking, and office build-out potential.
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 industrial‑zoned site; Built in 2020
