Industrial Flex and Retail
For Sale
$10,200,000
4400 Sw 25th St, Oklahoma City, OK 73108
Climate-controlled, fully sprinklered warehouse with in-place heavy power and dock-high access, paired with Meridian-fronting retail space.
Property Size68,000 SF
Price / SF$150
Days on Market157
Property Features for 4400 Sw 25th St
General Information
Standard status
Active
Size
68,000 SF
Total Parking Spaces
57
Warehouse & Industrial
Clear Height
22 ft
Dock-High Doors
13
Drive-In Doors
2
Heavy Power
Yes
Sprinkler System
Yes
Additional Details
Fenced Yard
Yes
Listing Agency:
InterWest Realty
(405) 752-2525
Listed By:
George Huffman · License #049514
(405) 752-2525
Source:
Exprealty
Added: Mar 5
Changed: Jul 10
Last Checked: Aug 8 at 10:29AM
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 InterWest Realty
Investment Insights
Based on property information with market context.
This portfolio combines retail frontage with a fully climate controlled, fully sprinklered warehouse facility totaling 54,000 square feet. The warehouse portion is divided into two contiguous 27,000 square foot spaces. Ceiling heights are 22 feet, and both spaces include in-place HVAC and fully fire sprinklered improvements, with offices and racking already in place. The 4400 SW 25th unit (more than 1,000 amps) features long “grow” rooms in the east half and approximately 13,500 square feet of open warehouse space on the west half. The 4412 SW 25th unit includes 60 tons of HVAC and is fully racked.
The property sits on the southeast hard corner of SW 25th and Meridian, with 14,000 square feet of retail fronting on Meridian and prominent pylon signage. Retail parking totals 57 spaces, and the industrial area is fenced with dedicated parking and ample semi truck turn around access.
With 13 dock high doors and two ramped drive-through overhead door access points, the warehouse setup is well suited to manufacturing, distribution, or specialized industrial users needing heavy power and full climate control. The retail component provides stabilized income with lease-up potential, creating a diversified industrial-and-retail profile. The asset is most suited for an owner-user or for adding scale to an existing industrial footprint.
The property sits on the southeast hard corner of SW 25th and Meridian, with 14,000 square feet of retail fronting on Meridian and prominent pylon signage. Retail parking totals 57 spaces, and the industrial area is fenced with dedicated parking and ample semi truck turn around access.
With 13 dock high doors and two ramped drive-through overhead door access points, the warehouse setup is well suited to manufacturing, distribution, or specialized industrial users needing heavy power and full climate control. The retail component provides stabilized income with lease-up potential, creating a diversified industrial-and-retail profile. The asset is most suited for an owner-user or for adding scale to an existing industrial footprint.
Key Highlights
- ±14,000 SF retail fronts Meridian with 57 parking spaces and prominent pylon signage.
- ±54,000 SF fully climate controlled, fully sprinklered warehouse with 22' ceiling height (MOL).
- Warehouse split into two contiguous ±27,000 SF spaces (total portfolio includes 4400 and 4412 SW 25th).
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
$916,531
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
8.99%
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%
$18,330,620
$18.3M
Cap Rate 7%
$13,093,300
$13.1M
Cap Rate 9%
$10,183,678
$10.2M
Market Conditions
NOI Build-Up for 68,000 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
$1.47M $21.60/SF
− Vacancy
−$58.8K −$0.86/SF
EGI
$1.41M $20.74/SF
− OpEx
−$493.5K −$7.26/SF
NOI
$916.5K $13.48/SF
Area
Oklahoma City, OK
Vacancy
4.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$18,330,620
Cap Rate 7%
$13,093,300
Cap Rate 9%
$10,183,678
Alternative Uses
Best Use
Retail
$19.18M
$16.78M – $22.37M
NOI $1,342,320 @ 7.0% cap · market cap 13.16%
Second Best
Flex RnD
$13.09M
$11.46M – $15.28M
NOI $916,531 @ 7.0% cap · market cap 8.99%
Theoretical Best
Specialty Retail
$23.26M
$20.35M – $27.13M
NOI $1,627,920 @ 7.0% cap · market cap 15.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
13
Dock-high doors
2
Drive-in doors
Yes
Heavy power
Yes
Sprinkler system
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
730
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73108, OK
14,451
Population
6,221
Households
2.3
Avg Household Size
30
Median Age
4%
College-Educated
56%
High-School Grad
7.6 sq mi
ZIP Area
1,901
Density / Sq Mi
$35,278
Median Household Income
$31,017
Median Earnings
$799
Median Rent
$75,000
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?
Flex space - Climate-controlled, fully sprinklered warehouse with in-place heavy power and dock-high access, paired with Meridian-fronting retail space.
Where is this flex space located?
The property is located at 4400 Sw 25th St Oklahoma City, OK.
What is the asking price?
The asking price for this property is $10,200,000.
What are key features of this property?
This property features: ±14,000 SF retail fronts Meridian with 57 parking spaces and prominent pylon signage.; ±54,000 SF fully climate controlled, fully sprinklered warehouse with 22' ceiling height (MOL).; Warehouse split into two contiguous ±27,000 SF spaces (total portfolio includes 4400 and 4412 SW 25th).
