Retail-Office Building with
For Sale
$120,000
415 W Cherokee St, Wagoner, OK 74467
Well-maintained commercial building with Cherokee St frontage and an additional storage building, sold together as one property.
Property Size864 SF
Price / SF$138.89
Days on Market51
Property Features for 415 W Cherokee St
General Information
Standard status
Active
Size
864 SF
Building Details
Year Built
1962
Listing Agency:
Lankford & Co Real Estate LLC
Listed By:
Amanda Cole · License #185461
(918) 485-5585
Source:
Alloverok
Added: Jul 21
Changed: Sep 8
Last Checked: Sep 8 at 6:38AM
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 Lankford & Co Real Estate LLC
Investment Insights
Based on property information with market context.
This well-maintained commercial building is being offered for sale as a relocation asset, not a closing. The property features a flexible layout suitable for retail, office, or service-oriented uses. The sale also includes an additional tax parcel (730022266) and an extra building currently used for storage.
The main building includes 1,064 square feet, and the additional storage building adds 2,197 square feet. The property has Cherokee St (Hwy 51) frontage and is described as having easy access and customer parking.
Per the seller, the property and additional parcel/building will only be sold together and will not be split, giving the buyer a combined footprint for operations and storage needs.
The main building includes 1,064 square feet, and the additional storage building adds 2,197 square feet. The property has Cherokee St (Hwy 51) frontage and is described as having easy access and customer parking.
Per the seller, the property and additional parcel/building will only be sold together and will not be split, giving the buyer a combined footprint for operations and storage needs.
Key Highlights
- Well‑maintained commercial building with Cherokee St (Hwy 51) frontage for customer traffic exposure
- Easy access and customer parking included
- Flexible layout suitable for retail, office, or service‑based businesses
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
$10,840
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
9.03%
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%
$216,800
$216.8K
Cap Rate 7%
$154,857
$154.9K
Cap Rate 9%
$120,444
$120.4K
Market Conditions
NOI Build-Up for 864 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
$17.6K $20.40/SF
− Vacancy
−$3.2K −$3.67/SF
EGI
$14.5K $16.73/SF
− OpEx
−$3.6K −$4.18/SF
NOI
$10.8K $12.55/SF
Area
Wagoner 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%
$216,800
Cap Rate 7%
$154,857
Cap Rate 9%
$120,444
Alternative Uses
Best Use
Office B
$154.9K
$135.5K – $180.7K
NOI $10,840 @ 7.0% cap · market cap 9.03%
Second Best
Retail
$136.4K
$119.4K – $159.2K
NOI $9,551 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$203.8K
$178.3K – $237.8K
NOI $14,266 @ 7.0% cap · market cap 11.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
429
Businesses Nearby
Explore this area
Business Placement
Demographics for 74467, OK
13,981
Population
6,826
Households
2
Avg Household Size
44
Median Age
20%
College-Educated
88%
High-School Grad
154.1 sq mi
ZIP Area
91
Density / Sq Mi
$58,398
Median Household Income
$39,350
Median Earnings
$852
Median Rent
$149,500
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 - Well-maintained commercial building with Cherokee St frontage and an additional storage building, sold together as one property.
Where is this office units located?
The property is located at 415 W Cherokee St Wagoner, OK.
What is the asking price?
The asking price for this property is $120,000.
What are key features of this property?
This property features: Well‑maintained commercial building with Cherokee St (Hwy 51) frontage for customer traffic exposure; Easy access and customer parking included; Flexible layout suitable for retail, office, or service‑based businesses
