Corner Storefront
For Sale
$399,500
403 E 8th Street, Okmulgee, OK 74447
Commercial, Okmulgee, OK
Property Size2,700 SF
Lot Size0.32 Acres
Price / SF$147.96
Days on Market135
Property Features for 403 E 8th Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
COM
Exterior features
Pole Sign, Sidewalk
Subdivision
Okmulgee OT
Elementary school district
Okmulgee - Sch Dist (91)
Middle school district
Okmulgee - Sch Dist (91)
High school district
Okmulgee - Sch Dist (91)
Directions
From wood Dr, go west on 8th St. Property on right side at corner of 8th/ Muskogee Ave at stop light.
Standard status
Active
Size
2,700 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
OT OKMULGEE LOT 4 BLK 104
Tax Annual Amount
883
Legal Description
OT OKMULGEE LOT 4 BLK 104
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1979
Building materials
Concrete
Roof type
Built-Up
Listing Agency:
Keller Williams Advantage · Keller Williams Realty
(918) 291-2425
Listed By:
Jamie Goodnight · License #159613
(918) 510-0887
Added: Apr 17
Changed: Aug 19
Last Checked: Aug 29 at 3:06AM
MLS# 2613506
Copyright © 2026 MLS Technology, 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 2,700-square-foot storefront property occupies 0.321 acres at 403 E 8th Street in Okmulgee, Oklahoma. Built in 1979, the concrete building includes one bathroom along with additional office space and a storage unit. Central heating and central air conditioning serve the interior, while a built-up roof completes the structure.
The property is zoned COM and positioned on a corner lot with a pole sign and sidewalk improvements. The existing lease has approximately 7.5 years remaining, providing a defined occupancy term for a purchaser. Access to the property is from its location in Okmulgee, in ZIP code 74447.
The property is zoned COM and positioned on a corner lot with a pole sign and sidewalk improvements. The existing lease has approximately 7.5 years remaining, providing a defined occupancy term for a purchaser. Access to the property is from its location in Okmulgee, in ZIP code 74447.
Key Highlights
- 2,700‑square‑foot storefront building on 0.321 acres
- Approximately 7.5 years remaining on the current lease
- COM zoning in Okmulgee, Oklahoma
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
$29,847
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
7.47%
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%
$596,940
$596.9K
Cap Rate 7%
$426,386
$426.4K
Cap Rate 9%
$331,633
$331.6K
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
$45.4K $16.80/SF
− Vacancy
−$2.7K −$1.01/SF
EGI
$42.6K $15.79/SF
− OpEx
−$12.8K −$4.74/SF
NOI
$29.8K $11.05/SF
Area
Okmulgee County, OK
Vacancy
6.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
30.00%
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%
$596,940
Cap Rate 7%
$426,386
Cap Rate 9%
$331,633
Alternative Uses
Best Use
Retail
$426.4K
$373.1K – $497.5K
NOI $29,847 @ 7.0% cap · market cap 7.47%
Second Best
—
—
no second resolved use
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
632
Businesses Nearby
61k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 54%
Dining 46%
Okmulgee #4
Shops & Services
18,254 visits/mo
0.4 miles
SONIC Drive In
Dining
11,399 visits/mo
0.3 miles
Arby's
Dining
8,898 visits/mo
0.4 miles
Okmulgee #1
Shops & Services
8,002 visits/mo
0.4 miles
KFC
Dining
4,992 visits/mo
0.4 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Concrete commercial building with office and storage areas, central HVAC, and a pole sign along a sidewalked corner site.
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: 2,700‑square‑foot storefront building on 0.321 acres; Approximately 7.5 years remaining on the current lease; COM zoning in Okmulgee, Oklahoma
