Two-Building Office
For Sale
Contact for pricing
4900 N Wood Dr, Okmulgee, OK 74447
Two-building commercial campus with long highway frontage and electrical signage available at the road.
Property Size4,192 SF
Lot Size6.76 Acres
Price / SF$166.75
Days on Market1523
Property Features for 4900 N Wood Dr
General Information
Standard status
Active
Size
4,192 SF
Lot size
6.76 Acres
Property subtype
RETAIL
Site & Location
Traffic Count
21,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Amenities
electrical signage
Listing Agency:
Oklahoma Department of Commerce
(405) 815-6552
Listed By:
Lesli Crofford
(405) 642-4610
Source:
Moodyscre
Added: Jul 14, 2022
Changed: Aug 14
Last Checked: Sep 12 at 10:37AM
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 Oklahoma Department of Commerce
Investment Insights
Based on property information with market context.
This property is a two-building commercial campus situated on approximately 6.76 acres and designed to support a variety of professional and community uses. The buildings are well-suited for medical, legal, counseling, daycare, religious, or multi-business purposes, with electrical signage available at the road.
The site offers approximately 396 feet of HWY 75 frontage and an estimated 21,000 traffic counts daily, providing consistent exposure for customers and visitors. The property is approximately 35 miles from Tulsa.
Offered for sale with price negotiable terms, this multi-building setup provides flexibility for operators looking to accommodate different functions on one tract.
The site offers approximately 396 feet of HWY 75 frontage and an estimated 21,000 traffic counts daily, providing consistent exposure for customers and visitors. The property is approximately 35 miles from Tulsa.
Offered for sale with price negotiable terms, this multi-building setup provides flexibility for operators looking to accommodate different functions on one tract.
Key Highlights
- 6.76‑acre commercial property with 396' of HWY 75 frontage
- Est. 21,000 traffic counts daily on HWY 75
- Two‑building commercial campus suited for uses such as medical, legal, counseling, daycare, religious, or multi‑business
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
$52,593
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
7.52%
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%
$1,051,860
$1.1M
Cap Rate 7%
$751,329
$751.3K
Cap Rate 9%
$584,367
$584.4K
Market Conditions
NOI Build-Up for 4,192 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
$85.5K $20.40/SF
− Vacancy
−$15.4K −$3.67/SF
EGI
$70.1K $16.73/SF
− OpEx
−$17.5K −$4.18/SF
NOI
$52.6K $12.55/SF
Area
Okmulgee County, OK
Vacancy
18.00%
Lease Rate
$20.40 /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%
$1,051,860
Cap Rate 7%
$751,329
Cap Rate 9%
$584,367
Alternative Uses
Best Use
Office B
$751.3K
$657.4K – $876.6K
NOI $52,593 @ 7.0% cap · market cap 7.52%
Second Best
Healthcare Medical
$714.0K
$624.8K – $833.0K
NOI $49,982 @ 7.0% cap · market cap 7.15%
Theoretical Best
Office A
$988.8K
$865.2K – $1.15M
NOI $69,218 @ 7.0% cap · market cap 9.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
21,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 74447, OK
15,534
Population
7,295
Households
2.1
Avg Household Size
40
Median Age
18%
College-Educated
89%
High-School Grad
231.8 sq mi
ZIP Area
67
Density / Sq Mi
$45,855
Median Household Income
$30,851
Median Earnings
$801
Median Rent
$101,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Two-building commercial campus with long highway frontage and electrical signage available at the road.
Where is this office building located?
The property is located at 4900 N Wood Dr Okmulgee, OK.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 6.76‑acre commercial property with 396' of HWY 75 frontage; Est. 21,000 traffic counts daily on HWY 75; Two‑building commercial campus suited for uses such as medical, legal, counseling, daycare, religious, or multi‑business
