Corner Storefront
For Sale
$399,500
403 E 8th Street, Okmulgee, OK 74447
Commercial zoning, one bathroom, and an existing lease with approximately 7.5 years remaining.
Property Size2,700 SF
Days on Market117
Property Features for 403 E 8th Street
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Commercial
Zoning
COM
Additional Details
Corner Location
Yes
Taxes and HOA fees
Annual Taxes
$883
Building Details
Building Size
2,700 SF
Year Built
1979
Listing Agency:
Keller Williams Advantage
(918) 510-0887
Listed By:
Jamie Goodnight · License #159613
(918) 510-0887
Source:
Eufaulaproperties
Added: Apr 17
Changed: Aug 2
Last Checked: Aug 11 at 2:23PM
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 Keller Williams Advantage
Investment Insights
Based on property information with market context.
This storefront property, built in 1979, occupies a corner lot at 403 E 8th Street in Okmulgee, Oklahoma. The building includes one bathroom, additional office space, and a storage unit, creating a compact commercial configuration with multiple functional areas.
The property is zoned COM and subject to a current lease with approximately 7.5 years remaining. Its corner position provides exposure along the surrounding streets, while the existing lease offers an established occupancy arrangement for the next owner.
The property is zoned COM and subject to a current lease with approximately 7.5 years remaining. Its corner position provides exposure along the surrounding streets, while the existing lease offers an established occupancy arrangement for the next owner.
Key Highlights
- Storefront property on a corner lot
- Current lease has approximately 7.5 years remaining
- Built in 1979
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
$33,874
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
8.48%
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%
$677,480
$677.5K
Cap Rate 7%
$483,914
$483.9K
Cap Rate 9%
$376,378
$376.4K
Market Conditions
NOI Build-Up for 2,700 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
$55.1K $20.40/SF
− Vacancy
−$9.9K −$3.67/SF
EGI
$45.2K $16.73/SF
− OpEx
−$11.3K −$4.18/SF
NOI
$33.9K $12.55/SF
Area
Okmulgee County, OK
Vacancy
18.00%
Lease Rate
$20.40 /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%
$677,480
Cap Rate 7%
$483,914
Cap Rate 9%
$376,378
Alternative Uses
Best Use
Office B
$483.9K
$423.4K – $564.6K
NOI $33,874 @ 7.0% cap · market cap 8.48%
Second Best
Retail
$426.4K
$373.1K – $497.5K
NOI $29,847 @ 7.0% cap · market cap 7.47%
Theoretical Best
Office A
$636.9K
$557.3K – $743.0K
NOI $44,582 @ 7.0% cap · market cap 11.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
254
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74447, OK
15,534
Population
7,295
Households
2.1
Avg Household Size
40
Median Age
18%
College-Educated
89%
High-School Grad
231.8 sq mi
ZIP Area
67
Density / Sq Mi
$45,855
Median Household Income
$30,851
Median Earnings
$801
Median Rent
$101,900
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?
Storefront property - Commercial zoning, one bathroom, and an existing lease with approximately 7.5 years remaining.
Where is this storefront property located?
The property is located at 403 E 8th Street Okmulgee, OK.
What is the asking price?
The asking price for this property is $399,500.
What are key features of this property?
This property features: Storefront property on a corner lot; Current lease has approximately 7.5 years remaining; Built in 1979
