Building Details

Year Built 1904

Listing Agency: Premier Realty LLC

Listed By: Marshall Alsip · License #157344 Show Phone

Source: Sarahflemingestates

Added: Sep 26 Last Checked: Sep 26 at 2:31PM

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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 Premier Realty LLC

Investment Insights

Based on property information with market context.

Set across 7.5 acres, this mixed-use property combines a four-bedroom, two-bathroom home with more than 11,000 square feet of shop space. The residence sits near the front of the property and has covered parking. A smaller shop is located nearby, while a 9,800-square-foot shop occupies the rear portion of the site. That larger shop was built within the past five years.

The acreage rises in tiers behind the home. Electrical service includes two 2,000-amp boxes behind the residence and an 800-amp box near the front. The property brings residential space, multiple shop buildings, and significant electrical capacity together on one site.

Key Highlights

• 7.5 acres with a four‑bedroom, two‑bathroom home
• More than 11,000 square feet of total shop space
• Rear shop measures 9,800 square feet and was built within the past five years

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

$14,260

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

3.68%

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%

$285,200 $285.2K

Cap Rate 7%

$203,714 $203.7K

Cap Rate 9%

$158,444 $158.4K

Market Conditions

NOI Build-Up for 1,148 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

$24.1K $21.00/SF

− Vacancy

−$2.2K −$1.89/SF

EGI

$21.9K $19.11/SF

− OpEx

−$7.7K −$6.69/SF

NOI

$14.3K $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%

$285,200

Cap Rate 7%

$203,714

Cap Rate 9%

$158,444

Alternative Uses

Best Use

Flex RnD

$203.7K

$178.3K – $237.7K (±1% cap)

NOI $14,260 @ 7.0% cap · market cap 3.68%

Second Best

Mixed Use

$199.3K

$174.4K – $232.5K (±1% cap)

NOI $13,948 @ 7.0% cap · market cap 3.60%

Theoretical Best

Specialty Retail

$277.5K

$242.8K – $323.7K (±1% cap)

NOI $19,424 @ 7.0% cap · market cap 5.02%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Flex space

Location Intelligence

Trade Area within ½ mile

Explore this area Business Placement

Demographics for 74079, OK

4,532

Population

2,036

Households

2.2

Avg Household Size

41

Median Age

19%

College-Educated

92%

High-School Grad

186.8 sq mi

ZIP Area

24

Density / Sq Mi

$65,000

Median Household Income

$40,789

Median Earnings

$732

Median Rent

$162,300

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - A four-bedroom residence and multiple shops share 7.5 acres with substantial electrical service.

Where is this mixed-use property located?

The property is located at 800885 S Highway 99 Stroud, OK.

What is the asking price?

The asking price for this property is $387,000.

What are key features of this property?

This property features: 7.5 acres with a four‑bedroom, two‑bathroom home; More than 11,000 square feet of total shop space; Rear shop measures 9,800 square feet and was built within the past five years