Two-Building Flex Industrial
For Sale
$1,950,000
400 E Industrial Boulevard S, Inola, OK 74036
Two red-iron-frame buildings offer office space and flexible industrial layout on a fully fenced site in Inola.
Property Size19,600 SF
Price / SF$99.49
Days on Market100
Property Features for 400 E Industrial Boulevard S
General Information
Standard status
Active
Size
19,600 SF
Zoning
Industrial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$43,364
Amenities
Other
Natural Gas, Electric, Other
High Speed Internet, Other
Chain Link
Other, Storage
Building Details
Building Size
19,600 SF
Year Built
1984
Listing Agency:
NAIL Realty Group
Listed By:
Sarah Nail
(918) 284-6245
Source:
Evrealestate
Added: Jun 1
Changed: Aug 31
Last Checked: Sep 8 at 4:37AM
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 NAIL Realty Group
Investment Insights
Based on property information with market context.
This offering includes two separate buildings on more than 5 acres, each constructed with red iron frames. Building #1 features more than 12 offices, providing dedicated interior space for administrative functions or tenant use. Building #2 is currently occupied on a month-to-month lease. Both buildings have separate utilities, supporting independent operations. The property is connected to city sewer, and the site is fully fenced.
The buildings are located within the Jim Summerlin Industrial Park area in Inola, with proximity to Highway 88 and Highway 412. The remarks also note that port and railroad access are available nearby, which may be useful for logistics-focused users.
For tenants, buyers, or operators, the combination of office-intensive space in Building #1 and an independently metered, separately operating second building can fit a range of business models. The property’s fenced configuration and separate utilities may simplify day-to-day management, while the presence of a month-to-month tenant in Building #2 provides an additional consideration for buyers seeking an occupied component.
The buildings are located within the Jim Summerlin Industrial Park area in Inola, with proximity to Highway 88 and Highway 412. The remarks also note that port and railroad access are available nearby, which may be useful for logistics-focused users.
For tenants, buyers, or operators, the combination of office-intensive space in Building #1 and an independently metered, separately operating second building can fit a range of business models. The property’s fenced configuration and separate utilities may simplify day-to-day management, while the presence of a month-to-month tenant in Building #2 provides an additional consideration for buyers seeking an occupied component.
Key Highlights
- Two buildings in the Jim Summerlin Industrial Park in Inola, built in 1984
- Both buildings feature red iron frame construction
- Building #1 offers over 12 offices
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
$133,647
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
6.85%
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%
$2,672,940
$2.7M
Cap Rate 7%
$1,909,243
$1.9M
Cap Rate 9%
$1,484,967
$1.5M
Market Conditions
NOI Build-Up for 19,600 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
$164.6K $8.40/SF
− Vacancy
−$7.4K −$0.38/SF
EGI
$157.2K $8.02/SF
− OpEx
−$23.6K −$1.20/SF
NOI
$133.6K $6.82/SF
Area
Rogers County, OK
Vacancy
4.50%
Lease Rate
$8.40 /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%
$2,672,940
Cap Rate 7%
$1,909,243
Cap Rate 9%
$1,484,967
Alternative Uses
Best Use
Office B
$3.69M
$3.23M – $4.31M
NOI $258,491 @ 7.0% cap · market cap 13.26%
Second Best
Warehouse
$1.91M
$1.67M – $2.23M
NOI $133,647 @ 7.0% cap · market cap 6.85%
Theoretical Best
Specialty Retail
$4.91M
$4.30M – $5.73M
NOI $343,627 @ 7.0% cap · market cap 17.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74036, OK
7,182
Population
2,858
Households
2.5
Avg Household Size
41
Median Age
19%
College-Educated
86%
High-School Grad
128.4 sq mi
ZIP Area
56
Density / Sq Mi
$78,187
Median Household Income
$43,585
Median Earnings
$938
Median Rent
$200,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two red-iron-frame buildings offer office space and flexible industrial layout on a fully fenced site in Inola.
Where is this flex space located?
The property is located at 400 E Industrial Boulevard S Inola, 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: Two buildings in the Jim Summerlin Industrial Park in Inola, built in 1984; Both buildings feature red iron frame construction; Building #1 offers over 12 offices
