Flex Space with Highway
For Sale
$435,000
55928 Moccasin Trail, Prague, OK 74864
Commercial improvements, open acreage, multiple access points, and installed utility systems support varied business operations.
Property Size1,800 SF
Lot Size6.00 Acres
Price / SF$241.67
Days on Market18
Property Features for 55928 Moccasin Trail
General Information
Standard status
Active
Size
1,800 SF
Lot size
6.00 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Utilities to Site
Yes
Additional Details
Office Build-Out
600 SF
Building Details
Buildings
2
Listing Agency:
Pam Robinson Real Estate Inc
(405) 584-0381
Listed By:
Harvey Robinson
(405) 584-0381
Source:
Exprealty
Added: Aug 3
Changed: Aug 18
Last Checked: Aug 20 at 10:54AM
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 Pam Robinson Real Estate Inc
Investment Insights
Based on property information with market context.
This flex-space property combines an approximately 600-square-foot office with an approximately 1,200-square-foot shop on a combined tract of approximately 6 acres. The commercial improvements support retail, trade services, fleet operations, and light industrial use. The balance of the site includes open ground, full barbed-wire fencing, a lean-to, and working pens.
Access is provided from Highway 99 / US 377 and via blacktop Moccasin Trail, with multiple entrances for business and equipment movement. The property is 3.5 miles north of I-40. Existing infrastructure includes electricity, natural gas, a water well, and a septic system. The site also supports the potential for a custom home or barndominium behind the business, as stated in the property information.
Access is provided from Highway 99 / US 377 and via blacktop Moccasin Trail, with multiple entrances for business and equipment movement. The property is 3.5 miles north of I-40. Existing infrastructure includes electricity, natural gas, a water well, and a septic system. The site also supports the potential for a custom home or barndominium behind the business, as stated in the property information.
Key Highlights
- ~6‑acre combined commercial tract
- Highway 99 / US 377 frontage with access from Moccasin Trail
- ~600 sq. ft. office building paired with a ~1, 200 sq. ft. shop
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
$22,359
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
5.14%
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%
$447,180
$447.2K
Cap Rate 7%
$319,414
$319.4K
Cap Rate 9%
$248,433
$248.4K
Market Conditions
NOI Build-Up for 1,800 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
$37.8K $21.00/SF
− Vacancy
−$3.4K −$1.89/SF
EGI
$34.4K $19.11/SF
− OpEx
−$12.0K −$6.69/SF
NOI
$22.4K $12.42/SF
Area
Lincoln County, OK
Vacancy
9.00%
Lease Rate
$21.00 /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%
$447,180
Cap Rate 7%
$319,414
Cap Rate 9%
$248,433
Alternative Uses
Best Use
Flex RnD
$319.4K
$279.5K – $372.7K
NOI $22,359 @ 7.0% cap · market cap 5.14%
Second Best
Office B
$218.1K
$190.8K – $254.4K
NOI $15,266 @ 7.0% cap · market cap 3.51%
Theoretical Best
Specialty Retail
$435.1K
$380.7K – $507.6K
NOI $30,456 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74864, OK
5,334
Population
2,023
Households
2.6
Avg Household Size
42
Median Age
16%
College-Educated
88%
High-School Grad
117.6 sq mi
ZIP Area
45
Density / Sq Mi
$64,313
Median Household Income
$36,193
Median Earnings
$819
Median Rent
$165,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercial improvements, open acreage, multiple access points, and installed utility systems support varied business operations.
Where is this flex space located?
The property is located at 55928 Moccasin Trail Prague, OK.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: ~6‑acre combined commercial tract; Highway 99 / US 377 frontage with access from Moccasin Trail; ~600 sq. ft. office building paired with a ~1, 200 sq. ft. shop
