Corner Storefront
For Sale
$399,500
403 E 8th St, Okmulgee, OK 74447
Current lease term extends approximately 7.5 years, with additional office and storage areas that may support separate leasing.
Property Size2,700 SF
Price / SF$147.96
Days on Market42
Property Features for 403 E 8th St
General Information
Standard status
Active
Size
2,700 SF
Additional Details
Corner Location
Yes
Building Details
Year Built
1979
Listing Agency:
Keller Williams Advantage
(918) 510-0887
Listed By:
Jamie Goodnight · License #159613
Source:
Cheathamrealty
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 2:05PM
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 2,700-square-foot storefront property was built in 1979 and includes one bathroom, office space, and a storage unit. The existing lease has approximately 7.5 years remaining, providing a defined operating term for the current occupancy. Additional office and storage areas may offer potential for separate leasing, subject to applicable arrangements.
The property occupies a corner lot at 403 E 8th St in Okmulgee, Oklahoma. Its corner positioning provides exposure from two street fronts, while the existing storefront configuration supports continued commercial use. The property is offered for sale.
The property occupies a corner lot at 403 E 8th St in Okmulgee, Oklahoma. Its corner positioning provides exposure from two street fronts, while the existing storefront configuration supports continued commercial use. The property is offered for sale.
Key Highlights
- 2,700‑square‑foot storefront property
- Approximately 7.5 years remaining on the current lease
- Corner lot at 403 E 8th St, Okmulgee, OK 74447
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
632
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
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Frequently Asked Questions
What type of property is this?
Storefront property - Current lease term extends approximately 7.5 years, with additional office and storage areas that may support separate leasing.
Where is this storefront property located?
The property is located at 403 E 8th St 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: 2,700‑square‑foot storefront property; Approximately 7.5 years remaining on the current lease; Corner lot at 403 E 8th St, Okmulgee, OK 74447
