Office-Flex Property with Rear
For Sale
$2,100,000
700 W 18th St, Edmond, OK 73013
Versatile office and open rear areas on E-3 zoning, with excess land for outdoor storage or expansion.
Property Size11,341 SF
Days on Market67
Property Features for 700 W 18th St
General Information
Standard status
Active
Size
11,341 SF
Class
B
Property subtype
Multi Tenant Office
Zoning
E-3
Building Details
Building Size
11,341 SF
Year Built
1995
Listing Agency:
Creek Commercial Realty, LLC
(405) 973-8435
Listed By:
Tyler Huxley
(405) 973-8435
Source:
Thebrokerlist
Added: Jun 4
Changed: Aug 8
Last Checked: Jul 15 at 9:35PM
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 Creek Commercial Realty, LLC
Investment Insights
Based on property information with market context.
This office/flex property offers a functional split layout designed for both administrative and operational use. The front portion includes traditional office space with private offices, a reception area, and a large kitchen/breakroom. The rear provides open areas that can support training rooms, large meetings, and a range of operational activities, including processing, light assembly, or warehouse-style use.
The property is located at 700 W. 18th Street in Edmond, Oklahoma, and is supported by E-3 zoning. In addition to the indoor space, the site includes excess land in the rear, which may be suitable for outdoor storage, additional parking, future expansion, or development.
The combination of office-ready frontage and flexible open space makes the property a practical fit for office and service users that also need space to support operational workflows. For tenants or owner-operators looking for a single facility to accommodate both meeting and work areas, the existing configuration can support a variety of office, service, and light industrial functions while leveraging the outdoor area for added operational flexibility.
The property is located at 700 W. 18th Street in Edmond, Oklahoma, and is supported by E-3 zoning. In addition to the indoor space, the site includes excess land in the rear, which may be suitable for outdoor storage, additional parking, future expansion, or development.
The combination of office-ready frontage and flexible open space makes the property a practical fit for office and service users that also need space to support operational workflows. For tenants or owner-operators looking for a single facility to accommodate both meeting and work areas, the existing configuration can support a variety of office, service, and light industrial functions while leveraging the outdoor area for added operational flexibility.
Key Highlights
- 1995‑built office/flex property at 700 W. 18th Street, Edmond, OK
- E‑3 zoning
- Front portion includes private offices, a reception area, and a large kitchen/breakroom
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
$141,574
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
6.74%
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%
$2,831,480
$2.8M
Cap Rate 7%
$2,022,486
$2.0M
Cap Rate 9%
$1,573,044
$1.6M
Market Conditions
NOI Build-Up for 11,341 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
$230.0K $20.28/SF
− Vacancy
−$12.2K −$1.07/SF
EGI
$217.8K $19.21/SF
− OpEx
−$76.2K −$6.72/SF
NOI
$141.6K $12.48/SF
Area
Oklahoma County, OK
Vacancy
5.30%
Lease Rate
$20.28 /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%
$2,831,480
Cap Rate 7%
$2,022,486
Cap Rate 9%
$1,573,044
Alternative Uses
Best Use
Flex RnD
$2.02M
$1.77M – $2.36M
NOI $141,574 @ 7.0% cap · market cap 6.74%
Second Best
Office B
$1.83M
$1.60M – $2.14M
NOI $128,256 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$2.36M
$2.07M – $2.76M
NOI $165,349 @ 7.0% cap · market cap 7.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,356
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73013, OK
56,972
Population
22,971
Households
2.5
Avg Household Size
36
Median Age
59%
College-Educated
97%
High-School Grad
32.7 sq mi
ZIP Area
1,742
Density / Sq Mi
$108,727
Median Household Income
$54,073
Median Earnings
$1,465
Median Rent
$292,500
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 - Versatile office and open rear areas on E-3 zoning, with excess land for outdoor storage or expansion.
Where is this flex space located?
The property is located at 700 W 18th St Edmond, OK.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 1995‑built office/flex property at 700 W. 18th Street, Edmond, OK; E‑3 zoning; Front portion includes private offices, a reception area, and a large kitchen/breakroom
