Flex Space with Office and
For Sale
$270,000
55968 Moccasin Trail Rd, Prague, OK 74864
Corner-site flex property with separate office and shop improvements and multiple access points.
Property Size1,800 SF
Price / SF$150
Days on Market18
Property Features for 55968 Moccasin Trail Rd
General Information
Standard status
Active
Size
1,800 SF
Site & Location
Highway Access
Yes
Road Access
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 20
Last Checked: Aug 20 at 9:52AM
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 property combines an existing ~600 sq. ft. office building with a versatile ~1,200 sq. ft. shop, creating approximately 1,800 sq. ft. of improvements on a 1+ acre corner lot. The configuration supports a range of commercial operations requiring both workspace and shop area.
Access is provided by three separate entrances: two from Highway 99 / US 377 and one from Moccasin Trail. The property is located at 55968 Moccasin Trail Rd in Prague, Oklahoma, approximately 3.5 miles north of I-40. Additional land is also available, providing further site area connected to the property.
Access is provided by three separate entrances: two from Highway 99 / US 377 and one from Moccasin Trail. The property is located at 55968 Moccasin Trail Rd in Prague, Oklahoma, approximately 3.5 miles north of I-40. Additional land is also available, providing further site area connected to the property.
Key Highlights
- Approximately 1,800 sq. ft. of total improvements
- ~600 sq. ft. office building paired with a ~1, 200 sq. ft. shop
- 1+ acre corner lot along Highway 99 / US 377
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
8.28%
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 8.28%
Second Best
Office B
$218.1K
$190.8K – $254.4K
NOI $15,266 @ 7.0% cap · market cap 5.65%
Theoretical Best
Specialty Retail
$435.1K
$380.7K – $507.6K
NOI $30,456 @ 7.0% cap · market cap 11.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
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
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Frequently Asked Questions
What type of property is this?
Flex space - Corner-site flex property with separate office and shop improvements and multiple access points.
Where is this flex space located?
The property is located at 55968 Moccasin Trail Rd Prague, OK.
What is the asking price?
The asking price for this property is $270,000.
What are key features of this property?
This property features: Approximately 1,800 sq. ft. of total improvements; ~600 sq. ft. office building paired with a ~1, 200 sq. ft. shop; 1+ acre corner lot along Highway 99 / US 377
