Climate-Controlled Manufacturing
For Sale
$669,000
421 W Claremore St, Claremore, OK 74017
Heavy electrical service and dedicated machine infrastructure support industrial production.
Property Size7,420 SF
Price / SF$90.16
Days on Market52
Property Features for 421 W Claremore St
General Information
Standard status
Active
Size
7,420 SF
Building Details
Year Built
1985
Listing Agency:
Keller Williams Premier
(918) 272-0809
Listed By:
Sara E Alexander · License #158552
Source:
Thewolekgroup
Added: Jul 12
Changed: Aug 30
Last Checked: Aug 31 at 6:22PM
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.
This 7,420-square-foot manufacturing facility, built in 1985, combines a climate-controlled production area with infrastructure designed for machine-shop operations. Electrical service includes single-phase 230V, three-phase 230V, and three-phase 480V power, with provisions for seven complete machine units. Integrated airlines run throughout the workspace, with designated areas for large air compressors and band saws.
The building also includes two private offices, a full kitchen, a full bathroom, separate men’s and women’s restrooms, and storage space. Fifteen customer parking spaces are provided on site. The property is located one block from Historic Route 66 in Claremore, Oklahoma, with access suited to industrial business operations.
The building also includes two private offices, a full kitchen, a full bathroom, separate men’s and women’s restrooms, and storage space. Fifteen customer parking spaces are provided on site. The property is located one block from Historic Route 66 in Claremore, Oklahoma, with access suited to industrial business operations.
Key Highlights
- 7,420 SF manufacturing facility built in 1985
- Single‑phase 230V, three‑phase 230V, and three‑phase 480V electrical service
- Infrastructure in place for seven complete machine units
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
$50,595
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
7.56%
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%
$1,011,900
$1.0M
Cap Rate 7%
$722,786
$722.8K
Cap Rate 9%
$562,167
$562.2K
Market Conditions
NOI Build-Up for 7,420 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
$62.3K $8.40/SF
− Vacancy
−$2.8K −$0.38/SF
EGI
$59.5K $8.02/SF
− OpEx
−$8.9K −$1.20/SF
NOI
$50.6K $6.82/SF
Area
Rogers County, OK
Vacancy
4.50%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
15.00%
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%
$1,011,900
Cap Rate 7%
$722,786
Cap Rate 9%
$562,167
Alternative Uses
Best Use
Warehouse
$722.8K
$632.4K – $843.3K
NOI $50,595 @ 7.0% cap · market cap 7.56%
Second Best
Industrial
$634.4K
$555.1K – $740.2K
NOI $44,409 @ 7.0% cap · market cap 6.64%
Theoretical Best
Specialty Retail
$1.86M
$1.63M – $2.17M
NOI $130,087 @ 7.0% cap · market cap 19.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,140
Businesses Nearby
Explore this area
Business Placement
Demographics for 74017, OK
29,083
Population
12,038
Households
2.4
Avg Household Size
40
Median Age
23%
College-Educated
92%
High-School Grad
140.5 sq mi
ZIP Area
207
Density / Sq Mi
$65,519
Median Household Income
$38,165
Median Earnings
$1,015
Median Rent
$184,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Heavy electrical service and dedicated machine infrastructure support industrial production.
Where is this manufacturing property located?
The property is located at 421 W Claremore St Claremore, OK.
What is the asking price?
The asking price for this property is $669,000.
What are key features of this property?
This property features: 7,420 SF manufacturing facility built in 1985; Single‑phase 230V, three‑phase 230V, and three‑phase 480V electrical service; Infrastructure in place for seven complete machine units
