Flex Space with Warehouse
For Sale
$450,000
4100 S Van Buren, Enid, OK 73703
Commercial Sale, Enid, OK
Property Size2,000 SF
Lot Size5.30 Acres
Price / SF$225
Days on Market159
Property Features for 4100 S Van Buren
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
2
Half bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking features
Driveway
Fencing
Fenced
Directions
South on Van Buren St just south of south overpass. West side of the road.
Standard status
Active
Lot size
5.30 Acres
Utilities
Heating system
Zoned, Forced Air
Water source
Public
Building Details
Year built
1970
Flooring type
Carpet
Roof type
Asphalt, Metal
Listing Agency:
United Country Real Estate Rockin Double J LLC
(888) 893-3537
Listed By:
David 'Jesse' Jesse Lamunyon
(580) 747-6930
Added: Mar 31
Changed: Sep 4
Last Checked: Sep 5 at 10:06PM
MLS# 11684104
Copyright © 2026 My State MLS. 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 flex property combines approximately 2,000 square feet of office space with a four-bay warehouse or shop area. The 1970-built improvements include carpeted office areas, two bathrooms, zoned and forced-air heating, asphalt and metal roofing, and driveway parking. The site is enclosed by fencing and served by public water.
The property encompasses approximately 5.3 acres at 4100 S Van Buren in Enid, Oklahoma. Its office-and-shop configuration provides a practical mix of administrative and work areas within a larger fenced setting.
The property encompasses approximately 5.3 acres at 4100 S Van Buren in Enid, Oklahoma. Its office-and-shop configuration provides a practical mix of administrative and work areas within a larger fenced setting.
Key Highlights
- Approximately 5.3 acres of fenced commercial property
- Approximately 2,000 square feet of office space
- Four‑bay warehouse or shop area
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
$26,377
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
5.86%
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%
$527,540
$527.5K
Cap Rate 7%
$376,814
$376.8K
Cap Rate 9%
$293,078
$293.1K
Market Conditions
NOI Build-Up for 2,000 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
$39.1K $19.56/SF
− Vacancy
−$4.0K −$1.98/SF
EGI
$35.2K $17.58/SF
− OpEx
−$8.8K −$4.40/SF
NOI
$26.4K $13.19/SF
Area
Garfield County, OK
Vacancy
10.10%
Lease Rate
$19.56 /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%
$527,540
Cap Rate 7%
$376,814
Cap Rate 9%
$293,078
Alternative Uses
Best Use
Office B
$376.8K
$329.7K – $439.6K
NOI $26,377 @ 7.0% cap · market cap 5.86%
Second Best
Warehouse
$214.6K
$187.8K – $250.3K
NOI $15,020 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$550.8K
$482.0K – $642.6K
NOI $38,556 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73703, OK
30,376
Population
13,610
Households
2.2
Avg Household Size
38
Median Age
31%
College-Educated
93%
High-School Grad
114.1 sq mi
ZIP Area
266
Density / Sq Mi
$74,202
Median Household Income
$41,860
Median Earnings
$1,039
Median Rent
$191,000
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?
Flex space - Office and shop improvements occupy a fenced commercial property with public water and driveway parking.
Where is this flex space located?
The property is located at 4100 S Van Buren Enid, OK.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Approximately 5.3 acres of fenced commercial property; Approximately 2,000 square feet of office space; Four‑bay warehouse or shop area
