Fenced Flex Space with
For Sale
$1,150,000
7475 Alfadale St, Union City, OK 73090
Flexible commercial facility combines office, conditioned shop, and secured outdoor yard areas.
Property Size6,400 SF
Lot Size2.00 Acres
Price / SF$179.69
Days on Market22
Property Features for 7475 Alfadale St
General Information
Standard status
Active
Size
6,400 SF
Lot size
2.00 Acres
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Office Build-Out
1,200 SF
Power
400 amps
Three-Phase Power
Yes
Heavy Power
Yes
Amenities
lawn sprinklers
security cameras
aerobic septic system
in-ground storm shelter
Building Details
Year Built
2022
Listing Agency:
Ken Carpenter Realty
(405) 620-1524
Listed By:
Garrett Carpenter, Ken Carpenter
Source:
Alloverok
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 29 at 12:24PM
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 Ken Carpenter Realty
Investment Insights
Based on property information with market context.
Built in 2022, this flex property at 7475 Alfadale St includes 6,400 square feet across finished office and shop improvements. The office component provides four private offices, a conference room, four bathrooms, an ADA-accessible bathroom, and multiple sinks. An attached shop offers heating and cooling, while a separate 40-by-60-foot shop includes radiant heat for equipment, fabrication, or storage functions.
The property occupies 2 acres in Union City and is fully fenced, with lawn sprinklers, security cameras, and an in-ground storm shelter sized for 10 people. Infrastructure includes county water, an on-site water well, an aerobic septic system, and 3-phase electrical service. Existing power is 400 amps, with the ability to reach 600 amps through a transformer change.
The property occupies 2 acres in Union City and is fully fenced, with lawn sprinklers, security cameras, and an in-ground storm shelter sized for 10 people. Infrastructure includes county water, an on-site water well, an aerobic septic system, and 3-phase electrical service. Existing power is 400 amps, with the ability to reach 600 amps through a transformer change.
Key Highlights
- 6,400 SF flex facility built in 2022
- 2‑acre fully fenced site at 7475 Alfadale St, Union City, OK 73090
- 1,200 sq ft of finished office space with four private offices and a conference room
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
$83,184
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
7.23%
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%
$1,663,680
$1.7M
Cap Rate 7%
$1,188,343
$1.2M
Cap Rate 9%
$924,267
$924.3K
Market Conditions
NOI Build-Up for 6,400 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
$123.6K $19.32/SF
− Vacancy
−$12.7K −$1.99/SF
EGI
$110.9K $17.33/SF
− OpEx
−$27.7K −$4.33/SF
NOI
$83.2K $13.00/SF
Area
Canadian County, OK
Vacancy
10.30%
Lease Rate
$19.32 /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%
$1,663,680
Cap Rate 7%
$1,188,343
Cap Rate 9%
$924,267
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.39M
NOI $83,184 @ 7.0% cap · market cap 7.23%
Second Best
Warehouse
$689.4K
$603.2K – $804.3K
NOI $48,255 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$1.39M
$1.22M – $1.63M
NOI $97,548 @ 7.0% cap · market cap 8.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Heavy power
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73090, OK
1,008
Population
285
Households
3.5
Avg Household Size
41
Median Age
16%
College-Educated
88%
High-School Grad
50.0 sq mi
ZIP Area
20
Density / Sq Mi
$91,250
Median Household Income
$42,596
Median Earnings
$1,056
Median Rent
$192,500
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 - Flexible commercial facility combines office, conditioned shop, and secured outdoor yard areas.
Where is this flex space located?
The property is located at 7475 Alfadale St Union City, OK.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 6,400 SF flex facility built in 2022; 2‑acre fully fenced site at 7475 Alfadale St, Union City, OK 73090; 1,200 sq ft of finished office space with four private offices and a conference room
