Remodeled Office
For Sale
Contact for pricing
450 E Main St, Yukon, OK 73099
Remodeled commercial building with central HVAC, kitchen infrastructure, and dedicated customer parking.
Property Size5,589 SF
Lot Size1.03 Acres
Price / SF$155.48
Days on Market8
Property Features for 450 E Main St
General Information
Standard status
Active
Size
5,589 SF
Class
A
Total Parking Spaces
82
Lot size
1.03 Acres
Property subtype
Office, Special Purpose
Zoning
CG
Additional Details
Road Access
Yes
Seating Capacity
110
Amenities
commercial kitchen
storage area
Building Details
Year Built
1988
Year Renovated
2019
Buildings
1
Units
1
Listing Agency:
KW Commercial Keller Williams Realty Elite
Listed By:
Brent Holliday · License #173184
(405) 788-1708
Source:
Crexi
Added: Aug 26
Changed: Aug 31
Last Checked: Sep 1 at 5:19PM
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 KW Commercial Keller Williams Realty Elite
Investment Insights
Based on property information with market context.
The property is a 5,589-square-foot commercial building on 1.03 acres, originally constructed in 1988 and remodeled in 2019. Its configuration includes seating for approximately 110, a commercial kitchen, storage space, central heating and air, and roughly 82 parking spaces. The layout combines areas for customer-facing activity with operational support space.
Located at 450 E Main St along historic Route 66, the property sits just east of Ranchwood Boulevard on a primary commercial corridor in Yukon. Main Street frontage provides access to the surrounding commercial area, while the existing improvements offer an established foundation for office-oriented occupancy and other commercial operations.
Located at 450 E Main St along historic Route 66, the property sits just east of Ranchwood Boulevard on a primary commercial corridor in Yukon. Main Street frontage provides access to the surrounding commercial area, while the existing improvements offer an established foundation for office-oriented occupancy and other commercial operations.
Key Highlights
- 5,589 SF commercial building situated on 1.03 acres
- Originally built in 1988 and remodeled in 2019
- Roughly 82 parking spaces
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
$72,643
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
8.36%
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%
$1,452,860
$1.5M
Cap Rate 7%
$1,037,757
$1.0M
Cap Rate 9%
$807,144
$807.1K
Market Conditions
NOI Build-Up for 5,589 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
$108.0K $19.32/SF
− Vacancy
−$11.1K −$1.99/SF
EGI
$96.9K $17.33/SF
− OpEx
−$24.2K −$4.33/SF
NOI
$72.6K $13.00/SF
Area
Canadian County, OK
Vacancy
10.30%
Lease Rate
$19.32 /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%
$1,452,860
Cap Rate 7%
$1,037,757
Cap Rate 9%
$807,144
Alternative Uses
Best Use
Office B
$1.04M
$908.0K – $1.21M
NOI $72,643 @ 7.0% cap · market cap 8.36%
Second Best
Specialty Retail
$516.3K
$451.8K – $602.4K
NOI $36,141 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$1.22M
$1.06M – $1.42M
NOI $85,187 @ 7.0% cap · market cap 9.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
467
Businesses Nearby
Explore this area
Business Placement
Demographics for 73099, OK
83,213
Population
32,654
Households
2.5
Avg Household Size
35
Median Age
35%
College-Educated
94%
High-School Grad
124.7 sq mi
ZIP Area
667
Density / Sq Mi
$86,198
Median Household Income
$46,490
Median Earnings
$1,255
Median Rent
$229,400
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 building - Remodeled commercial building with central HVAC, kitchen infrastructure, and dedicated customer parking.
Where is this office building located?
The property is located at 450 E Main St Yukon, OK.
What is the asking price?
The asking price for this property is $869,000.
What are key features of this property?
This property features: 5,589 SF commercial building situated on 1.03 acres; Originally built in 1988 and remodeled in 2019; Roughly 82 parking spaces
