Flex Space With Shop and
For Sale
$499,000
603 W Rogers Boulevard, Skiatook, OK 74070
Commercial property with dedicated work and office areas along a major highway corridor.
Property Size3,750 SF
Price / SF$133.07
Days on Market20
Property Features for 603 W Rogers Boulevard
General Information
Standard status
Active
Size
3,750 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1990
Listing Agency:
RE/MAX Results
(918) 289-9918
Listed By:
Sarah Tucker · License #174916
Source:
Theashleygroupok
Added: Aug 10
Changed: Aug 28
Last Checked: Aug 25 at 5:36AM
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 RE/MAX Results
Investment Insights
Based on property information with market context.
This flex-space property contains 3,750 square feet with a combination of shop and office areas. The configuration supports commercial operations requiring both functional workspace and administrative space within one building. Constructed in 1990, the property offers an established commercial improvement rather than a vacant site.
Located at 603 W Rogers Boulevard in Skiatook, Oklahoma, the property sits directly on Hwy 20. Its highway position provides visibility and direct access for businesses seeking a location along an established transportation route. The property is offered for sale and may accommodate a range of commercial uses suited to its shop-and-office layout.
Located at 603 W Rogers Boulevard in Skiatook, Oklahoma, the property sits directly on Hwy 20. Its highway position provides visibility and direct access for businesses seeking a location along an established transportation route. The property is offered for sale and may accommodate a range of commercial uses suited to its shop-and-office layout.
Key Highlights
- 3,750‑square‑foot flex‑space property
- Combination of shop and office areas
- Directly positioned on Hwy 20
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
$23,671
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
4.74%
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%
$473,420
$473.4K
Cap Rate 7%
$338,157
$338.2K
Cap Rate 9%
$263,011
$263.0K
Market Conditions
NOI Build-Up for 3,750 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
$37.4K $9.96/SF
− Vacancy
−$934 −$0.25/SF
EGI
$36.4K $9.71/SF
− OpEx
−$12.7K −$3.40/SF
NOI
$23.7K $6.31/SF
Area
Tulsa County, OK
Vacancy
2.50%
Lease Rate
$9.96 /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%
$473,420
Cap Rate 7%
$338,157
Cap Rate 9%
$263,011
Alternative Uses
Best Use
Flex RnD
$338.2K
$295.9K – $394.5K
NOI $23,671 @ 7.0% cap · market cap 4.74%
Second Best
Industrial
$285.2K
$249.5K – $332.7K
NOI $19,963 @ 7.0% cap · market cap 4.00%
Theoretical Best
Office A
$845.1K
$739.5K – $986.0K
NOI $59,160 @ 7.0% cap · market cap 11.86%
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
241
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 74070, OK
15,407
Population
6,179
Households
2.5
Avg Household Size
40
Median Age
22%
College-Educated
90%
High-School Grad
195.9 sq mi
ZIP Area
79
Density / Sq Mi
$63,777
Median Household Income
$39,518
Median Earnings
$951
Median Rent
$208,400
Median Home Value
Market
Vacancy Rate% for Industrial 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 property with dedicated work and office areas along a major highway corridor.
Where is this flex space located?
The property is located at 603 W Rogers Boulevard Skiatook, OK.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 3,750‑square‑foot flex‑space property; Combination of shop and office areas; Directly positioned on Hwy 20
