Vacant Flex Space for
For Sale
Contact for pricing
410 Sigma Place, Guthrie, OK 73044
Vacant flex-style commercial property offered for owner-users to customize a space to fit business operations.
Property Size3,200 SF
Price / SF$139.06
Days on Market72
Property Features for 410 Sigma Place
General Information
Standard status
Active
Size
3,200 SF
Class
B
Property subtype
Office, Mixed Use, Special Purpose
Zoning
I-1
Investment Type
Owner/User
Building Details
Buildings
1
Units
1
Listing Agency:
Creek Price Edwards
(405) 239-1219
Listed By:
Rosha Wood · License #160338
Source:
Crexi
Added: Jun 10
Changed: Aug 8
Last Checked: Aug 19 at 9:11PM
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 Creek Price Edwards
Investment Insights
Based on property information with market context.
This vacant commercial property is being offered as a blank slate for an owner-user who wants to establish or expand their business. With the property positioned for commercial use zoning, it provides the flexibility to tailor the interior layout and improvements to operational needs. The offering includes a total property size of 3,200 square feet.
The property is located at 410 Sigma Place in Guthrie, Oklahoma. Because the space is currently vacant, it is not limited by a tenant buildout and can be reworked to match how your business needs to function.
For small business owners, entrepreneurs, or operators seeking a customizable site, this property’s vacant status and commercial zoning support a wide range of potential business applications. If you’re evaluating a location to create a purpose-built space—whether through renovations, reconfiguration, or tenant-ready improvements—this offering is designed to accommodate an owner’s plans from the ground up. Interested parties should verify the specific permitted uses and any development or improvement requirements under the applicable commercial zoning before moving forward.
The property is located at 410 Sigma Place in Guthrie, Oklahoma. Because the space is currently vacant, it is not limited by a tenant buildout and can be reworked to match how your business needs to function.
For small business owners, entrepreneurs, or operators seeking a customizable site, this property’s vacant status and commercial zoning support a wide range of potential business applications. If you’re evaluating a location to create a purpose-built space—whether through renovations, reconfiguration, or tenant-ready improvements—this offering is designed to accommodate an owner’s plans from the ground up. Interested parties should verify the specific permitted uses and any development or improvement requirements under the applicable commercial zoning before moving forward.
Key Highlights
- Vacant commercial property with flex‑style space offered for owner‑users to customize for business operations
- Commercial zoning for a variety of business applications
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
$39,749
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
8.93%
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%
$794,980
$795.0K
Cap Rate 7%
$567,843
$567.8K
Cap Rate 9%
$441,656
$441.7K
Market Conditions
NOI Build-Up for 3,200 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
$67.2K $21.00/SF
− Vacancy
−$6.0K −$1.89/SF
EGI
$61.2K $19.11/SF
− OpEx
−$21.4K −$6.69/SF
NOI
$39.7K $12.42/SF
Area
Logan County, OK
Vacancy
9.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
35.00%
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%
$794,980
Cap Rate 7%
$567,843
Cap Rate 9%
$441,656
Alternative Uses
Best Use
Flex RnD
$567.8K
$496.9K – $662.5K
NOI $39,749 @ 7.0% cap · market cap 8.93%
Second Best
Office B
$387.7K
$339.2K – $452.3K
NOI $27,139 @ 7.0% cap · market cap 6.10%
Theoretical Best
Specialty Retail
$773.5K
$676.8K – $902.4K
NOI $54,144 @ 7.0% cap · market cap 12.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
246
Businesses Nearby
Explore this area
Business Placement
Demographics for 73044, OK
24,603
Population
10,050
Households
2.4
Avg Household Size
39
Median Age
24%
College-Educated
91%
High-School Grad
264.7 sq mi
ZIP Area
93
Density / Sq Mi
$71,442
Median Household Income
$39,284
Median Earnings
$890
Median Rent
$200,100
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?
Office units - Vacant flex-style commercial property offered for owner-users to customize a space to fit business operations.
Where is this office units located?
The property is located at 410 Sigma Place Guthrie, OK.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Vacant commercial property with flex‑style space offered for owner‑users to customize for business operations; Commercial zoning for a variety of business applications
