Red-Iron Storefront
For Sale
$249,900
421 E Commercial St, Inola, OK 74036
Flexible commercial building with retail, work, storage, and delivery areas, plus an established flower shop business included in the sale.
Property Size1,344 SF
Price / SF$185.94
Days on Market14
Property Features for 421 E Commercial St
General Information
Standard status
Active
Size
1,344 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Building Details
Year Built
2015
Buildings
1
Construction
red-iron
Listing Agency:
Keller Williams Premier
(918) 244-9706
Listed By:
Kevin Abbott · License #175462
Source:
Cheathamrealty
Added: Aug 19
Changed: Aug 30
Last Checked: Aug 31 at 7:27PM
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 Premier
Investment Insights
Based on property information with market context.
Built in 2015, this 1,344-square-foot red-iron storefront building combines an open customer-facing area with dedicated prep and workstations, storage, and a delivery zone. The layout supports the existing flower shop operation while providing adaptable commercial space for retail, office, or service uses. The property is well maintained and includes the established business, along with its name, website, equipment, refrigeration, and inventory.
The building is located at 421 E Commercial St in Inola, with highway frontage along Commercial Street and ample on-site parking. Its setting is minutes from Hwy 412 and the Tulsa Metro within an established commercial corridor. The sale offers both the real estate and the operating flower shop components in one transaction.
The building is located at 421 E Commercial St in Inola, with highway frontage along Commercial Street and ample on-site parking. Its setting is minutes from Hwy 412 and the Tulsa Metro within an established commercial corridor. The sale offers both the real estate and the operating flower shop components in one transaction.
Key Highlights
- 1,344‑square‑foot storefront building
- Constructed in 2015 with red‑iron framing
- Open retail area plus prep stations, work areas, storage, and a delivery zone
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
$18,864
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
7.55%
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%
$377,280
$377.3K
Cap Rate 7%
$269,486
$269.5K
Cap Rate 9%
$209,600
$209.6K
Market Conditions
NOI Build-Up for 1,344 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
$28.5K $21.24/SF
− Vacancy
−$1.6K −$1.19/SF
EGI
$26.9K $20.05/SF
− OpEx
−$8.1K −$6.02/SF
NOI
$18.9K $14.04/SF
Area
Rogers County, OK
Vacancy
5.60%
Lease Rate
$21.24 /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%
$377,280
Cap Rate 7%
$269,486
Cap Rate 9%
$209,600
Alternative Uses
Best Use
Retail
$269.5K
$235.8K – $314.4K
NOI $18,864 @ 7.0% cap · market cap 7.55%
Second Best
Industrial
$114.9K
$100.6K – $134.1K
NOI $8,044 @ 7.0% cap · market cap 3.22%
Theoretical Best
Specialty Retail
$336.6K
$294.5K – $392.7K
NOI $23,563 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74036, OK
7,182
Population
2,858
Households
2.5
Avg Household Size
41
Median Age
19%
College-Educated
86%
High-School Grad
128.4 sq mi
ZIP Area
56
Density / Sq Mi
$78,187
Median Household Income
$43,585
Median Earnings
$938
Median Rent
$200,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Red Barn Flowers And Gifts — 6 S Broadway Ave, Inola, OK 74036
Frequently Asked Questions
What type of property is this?
Storefront property - Flexible commercial building with retail, work, storage, and delivery areas, plus an established flower shop business included in the sale.
Where is this storefront property located?
The property is located at 421 E Commercial St Inola, OK.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: 1,344‑square‑foot storefront building; Constructed in 2015 with red‑iron framing; Open retail area plus prep stations, work areas, storage, and a delivery zone
