Duplex Office Building with
New
For Sale
$1,250,000
616 S Post Road, Midwest City, OK 73130
Commercial Sale, Midwest City, OK
Property Size6,296 SF
Lot Size0.32 Acres
Price / SF$198.54
Days on Market2
Property Features for 616 S Post Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Accessibility
Accessible Approach with Ramp
Directions
From SE 15th & Douglas Blvd, go east 1 mile to Post, North to address
Standard status
Active
APN
616SPost73130
Size
6,296 SF
Lot size
0.32 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Electric
Water source
Public
Amenities
Advanced Security System with controlled access, Lighting & Security Cameras
Brick Privacy Wall
Building Details
Year built
2016
Floors in Building
2
Building materials
Brick, Stone, Stucco
Listing Agency:
KING Real Estate Group
(405) 739-0550
Listed By:
Karen King · License #122366
(405) 834-1057
Added: Sep 11
Last Checked: Sep 12 at 1:06AM
MLS# 1248831
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.
Built in 2016, this 6,296-square-foot commercial office property is configured as two distinct suites. Side A provides approximately 2,500 square feet with five private offices, a coffee bar, workstation, waiting area, and break area on the lower level, plus an additional private office and large conference room upstairs. Side B contains approximately 3,500 square feet with seven private offices, a conference room, reception office, and coffee bar downstairs, along with another conference room, call center, and office upstairs.
The property includes a two-car attached garage that provides additional parking, along with an accessible approach and ramp. Brick, stone, and stucco construction is complemented by high-end finishes, controlled-access security, lighting, and security cameras. A brick privacy wall encloses the 0.32-acre site, with public water and public sewer serving the property. The location offers access to I-40.
The property includes a two-car attached garage that provides additional parking, along with an accessible approach and ramp. Brick, stone, and stucco construction is complemented by high-end finishes, controlled-access security, lighting, and security cameras. A brick privacy wall encloses the 0.32-acre site, with public water and public sewer serving the property. The location offers access to I-40.
Key Highlights
- 6,296 SF total office space configured as two separate suites
- Side A includes 5 private offices and approximately 2,500 SF
- Side B includes 7 private offices and approximately 3,500 SF
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
$71,202
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
5.70%
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%
$1,424,040
$1.4M
Cap Rate 7%
$1,017,171
$1.0M
Cap Rate 9%
$791,133
$791.1K
Market Conditions
NOI Build-Up for 6,296 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
$105.0K $16.68/SF
− Vacancy
−$10.1K −$1.60/SF
EGI
$94.9K $15.08/SF
− OpEx
−$23.7K −$3.77/SF
NOI
$71.2K $11.31/SF
Area
Oklahoma County, OK
Vacancy
9.60%
Lease Rate
$16.68 /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%
$1,424,040
Cap Rate 7%
$1,017,171
Cap Rate 9%
$791,133
Alternative Uses
Best Use
Office B
$1.02M
$890.0K – $1.19M
NOI $71,202 @ 7.0% cap · market cap 5.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,794 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
157
Businesses Nearby
Explore this area
Business Placement
Demographics for 73130, OK
21,536
Population
9,222
Households
2.3
Avg Household Size
39
Median Age
29%
College-Educated
94%
High-School Grad
10.0 sq mi
ZIP Area
2,154
Density / Sq Mi
$69,617
Median Household Income
$41,798
Median Earnings
$1,143
Median Rent
$195,100
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?
Office building - Two separately configured office suites offer private rooms, conference areas, coffee bars, controlled access, and professional finishes.
Where is this office building located?
The property is located at 616 S Post Road Midwest City, OK.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 6,296 SF total office space configured as two separate suites; Side A includes 5 private offices and approximately 2,500 SF; Side B includes 7 private offices and approximately 3,500 SF
