Remodeled Office
For Sale
$250,000
809 W Broadway Street, Ardmore, OK 73401
COMMERCIAL - Ardmore, OK
Property Size1,346 SF
Lot Size0.20 Acres
Price / SF$185.74
Days on Market47
Property Features for 809 W Broadway Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Comm
Interior features
Display Window, Public Restrooms
Exterior features
Door Sign, Storage
Elementary school district
Ardmore - Sch Dist (AD2)
Middle school district
Ardmore - Sch Dist (AD2)
High school district
Ardmore - Sch Dist (AD2)
Directions
From corner of Broadway and Commerce, go east on Broadway to building on left side of road.
Standard status
Active
Size
1,346 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TBD by survey
Tax Annual Amount
2096
Legal Description
TBD by survey
Utilities
Utilities
Phone Available
Heating system
Central
Cooling system
Central Air
Amenities
wheelchair-accessible bathroom with on-demand hot water
outdoor night lights
Building Details
Year built
1967
Additional Structures
Storage
Listing Agency:
Keller Williams Realty Ardmore
(580) 319-7425
Listed By:
Tom Love · License #68755
(580) 465-1092
Added: Jul 16
Changed: Aug 4
Last Checked: Aug 31 at 10:06PM
MLS# 2626221
Copyright © 2026 MLS Technology, 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.
Remodeled commercial office building with improvements completed including newly painted interior surfaces, cleaned floors, and updated exterior elements. The property includes a wheelchair-accessible bathroom with on-demand hot water. Exterior work includes new gutters, newly added brick to the front, and new outdoor night lights.
Located in Ardmore, Oklahoma on the way to downtown Ardmore, the building sits on a small lot size of 0.2 acres.
The total property size is listed at 1,346 square feet.
Located in Ardmore, Oklahoma on the way to downtown Ardmore, the building sits on a small lot size of 0.2 acres.
The total property size is listed at 1,346 square feet.
Key Highlights
- Remodeled commercial building with newly painted interior
- Wheelchair‑accessible bathroom with on‑demand hot water
- Central heating and central air conditioning
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
$17,880
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
7.15%
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%
$357,600
$357.6K
Cap Rate 7%
$255,429
$255.4K
Cap Rate 9%
$198,667
$198.7K
Market Conditions
NOI Build-Up for 1,346 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
$29.1K $21.60/SF
− Vacancy
−$5.2K −$3.89/SF
EGI
$23.8K $17.71/SF
− OpEx
−$6.0K −$4.43/SF
NOI
$17.9K $13.28/SF
Area
Carter County, OK
Vacancy
18.00%
Lease Rate
$21.60 /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%
$357,600
Cap Rate 7%
$255,429
Cap Rate 9%
$198,667
Alternative Uses
Best Use
Office B
$255.4K
$223.5K – $298.0K
NOI $17,880 @ 7.0% cap · market cap 7.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$345.2K
$302.0K – $402.7K
NOI $24,163 @ 7.0% cap · market cap 9.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
223
Businesses Nearby
Explore this area
Business Placement
Demographics for 73401, OK
36,744
Population
16,349
Households
2.2
Avg Household Size
41
Median Age
23%
College-Educated
88%
High-School Grad
351.5 sq mi
ZIP Area
105
Density / Sq Mi
$60,288
Median Household Income
$39,005
Median Earnings
$960
Median Rent
$174,700
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?
Office building - Remodeled office building featuring fresh interior paint, wheelchair-accessible restroom, and new exterior night lighting.
Where is this office building located?
The property is located at 809 W Broadway Street Ardmore, OK.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Remodeled commercial building with newly painted interior; Wheelchair‑accessible bathroom with on‑demand hot water; Central heating and central air conditioning
