Warehouse with Grow Facility
New
For Sale
$900,000
4295 Banner Rd, Noble, OK 73068
Standalone warehouse outside city limits with dedicated rooms, office support areas, utility infrastructure, and secured perimeter fencing.
Property Size16,000 SF
Lot Size5.00 Acres
Price / SF$56.25
Days on Market2
Property Features for 4295 Banner Rd
General Information
Standard status
Active
Size
16,000 SF
Lot size
5.00 Acres
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
16,000 SF
Three-Phase Power
Yes
Conditioned Warehouse
Yes
Additional Details
Land Use
agricultural, industrial
Amenities
employee locker room
break room
meeting room
shower
laundry
Building Details
Year Built
2008
Buildings
1
Building Size
16,000 SF
Listing Agency:
Dean Lemons & Associates
Listed By:
Craig Ahrens · License #146322
(405) 503-0492
Source:
Alloverok
Added: Sep 9
Last Checked: Sep 10 at 10:58AM
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 Dean Lemons & Associates
Investment Insights
Based on property information with market context.
The property includes a 16,000-square-foot warehouse on 5 acres, MOL, constructed in 2008. The interior contains eight large rooms formerly configured for indoor and outdoor grow operations, along with an office, employee locker room, break room, meeting room, and two bathrooms. Additional improvements include a shower, laundry area, insulated well house, and equipment that will convey with the property.
Utility infrastructure includes a well, septic system, and three-phase electric service. The building is equipped with approximately 16 HVAC package units, six mini-split units, and two 14-foot overhead doors. Security fencing is already installed around the property.
Located at 4295 Banner Rd in Noble, the property is close to HW 77 and outside city limits. The existing layout and infrastructure support continued evaluation for warehouse or other commercial uses.
Utility infrastructure includes a well, septic system, and three-phase electric service. The building is equipped with approximately 16 HVAC package units, six mini-split units, and two 14-foot overhead doors. Security fencing is already installed around the property.
Located at 4295 Banner Rd in Noble, the property is close to HW 77 and outside city limits. The existing layout and infrastructure support continued evaluation for warehouse or other commercial uses.
Key Highlights
- 16,000‑square‑foot warehouse on 5 acres, MOL
- Eight large rooms, office, locker room, break room, meeting room, and 2 bathrooms
- Approximately 16 HVAC package units and 6 mini‑split 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
$76,469
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
8.50%
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%
$1,529,380
$1.5M
Cap Rate 7%
$1,092,414
$1.1M
Cap Rate 9%
$849,656
$849.7K
Market Conditions
NOI Build-Up for 16,000 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
$95.2K $5.95/SF
− Vacancy
−$5.2K −$0.33/SF
EGI
$90.0K $5.62/SF
− OpEx
−$13.5K −$0.84/SF
NOI
$76.5K $4.78/SF
Area
Cleveland County, OK
Vacancy
5.50%
Lease Rate
$5.95 /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%
$1,529,380
Cap Rate 7%
$1,092,414
Cap Rate 9%
$849,656
Alternative Uses
Best Use
Warehouse
$1.09M
$955.9K – $1.27M
NOI $76,469 @ 7.0% cap · market cap 8.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.93M
$3.44M – $4.59M
NOI $275,420 @ 7.0% cap · market cap 30.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73068, OK
12,368
Population
5,115
Households
2.4
Avg Household Size
38
Median Age
22%
College-Educated
88%
High-School Grad
64.5 sq mi
ZIP Area
192
Density / Sq Mi
$78,727
Median Household Income
$43,050
Median Earnings
$958
Median Rent
$188,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Warehouse - Standalone warehouse outside city limits with dedicated rooms, office support areas, utility infrastructure, and secured perimeter fencing.
Where is this warehouse located?
The property is located at 4295 Banner Rd Noble, OK.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 16,000‑square‑foot warehouse on 5 acres, MOL; Eight large rooms, office, locker room, break room, meeting room, and 2 bathrooms; Approximately 16 HVAC package units and 6 mini‑split units
