Highway-Frontage Flex
For Sale
$435,000
55928 Moccasin Trail, Prague, OK 74864
Commercial Sale, Prague, OK
Property Size1,800 SF
Lot Size6.23 Acres
Price / SF$241.67
Days on Market50
Property Features for 55928 Moccasin Trail
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
APN
55928NONEMoccasinTrail74864
Size
1,800 SF
Lot size
6.23 Acres
Building Details
Year built
1995
Listing Agency:
Pam Robinson Real Estate
(405) 382-7653
Listed By:
Harvey Robinson · License #158755
(405) 584-0381
Added: Aug 3
Changed: Aug 20
Last Checked: Sep 21 at 8:06AM
MLS# 1242608
Copyright © 2026 MLSOK, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
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, for 1,800 square feet of commercial improvements built in 1995. The 6.23-acre tract also includes a lean-to, working pens, and full barbed-wire fencing across clear, open acreage.
Access is provided from Highway 99 / US 377 and Moccasin Trail, with the property located 3.5 miles north of I-40. Existing infrastructure includes electricity, natural gas, a water well, and a septic system. The combination of enclosed commercial improvements, open acreage, highway frontage, and multiple entrances supports a range of commercial, equipment, and light industrial applications.
Access is provided from Highway 99 / US 377 and Moccasin Trail, with the property located 3.5 miles north of I-40. Existing infrastructure includes electricity, natural gas, a water well, and a septic system. The combination of enclosed commercial improvements, open acreage, highway frontage, and multiple entrances supports a range of commercial, equipment, and light industrial applications.
Key Highlights
- 6.23‑acre commercial tract with 1,800 square feet of improvements
- Approximately 600‑square‑foot office and 1,200‑square‑foot shop
- Highway 99 / US 377 frontage, 3.5 miles north of I‑40
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
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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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial site with office and shop improvements, multiple access points, and installed utility infrastructure.
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: 6.23‑acre commercial tract with 1,800 square feet of improvements; Approximately 600‑square‑foot office and 1,200‑square‑foot shop; Highway 99 / US 377 frontage, 3.5 miles north of I‑40
