Building Details

Year built 1904

Building materials Frame, Metal Siding

Listing Agency: Premier Realty LLC · Century 21 Real Estate Show Phone

Listed By: Marshall Alsip · License #157344 Show Phone

Added: Sep 23 Last Checked: Sep 26 at 3:06PM

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MLS# 1250599

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Investment Insights

Based on property information with market context.

This mixed-use property spans 7.5 acres and includes a 4-bedroom, 2-bathroom home positioned near the front of the tract, along with covered parking. Behind the residence, tiered land supports multiple shop improvements, including a smaller building near the home and a 9,800-square-foot shop constructed within the last five years. Total shop space exceeds 11,000 square feet.

Electrical capacity includes two 2,000-amp electrical boxes behind the home and an additional 800-amp box toward the front. The property is served by a private well and septic tank, with natural gas heating and electric cooling. Located at 800885 S Highway 99 in Stroud, Oklahoma, the property is zoned Agriculture and features frame and metal-siding construction.

Key Highlights

• 7.5‑acre mixed‑use property at 800885 S Highway 99, Stroud, OK 74079
• Over 11,000 square feet of total shop space
• 9,800‑square‑foot shop constructed within the last 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

$13,948

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

3.60%

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%

$278,960 $279.0K

Cap Rate 7%

$199,257 $199.3K

Cap Rate 9%

$154,978 $155.0K

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

$24.8K $21.60/SF

− Vacancy

−$2.5K −$2.16/SF

EGI

$22.3K $19.44/SF

− OpEx

−$8.4K −$7.29/SF

NOI

$13.9K $12.15/SF

Area

Lincoln County, OK

Vacancy

10.00%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

37.50%

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%

$278,960

Cap Rate 7%

$199,257

Cap Rate 9%

$154,978

Alternative Uses

Best Use

Mixed Use

$199.3K

$174.4K – $232.5K (±1% cap)

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

Second Best

Warehouse

$123.7K

$108.2K – $144.3K (±1% cap)

NOI $8,656 @ 7.0% cap · market cap 2.24%

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

Mixed-use properties

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

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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 - Agriculture-zoned acreage combines a residence with multiple shop buildings and 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‑acre mixed‑use property at 800885 S Highway 99, Stroud, OK 74079; Over 11,000 square feet of total shop space; 9,800‑square‑foot shop constructed within the last five years