Remodeled Retail Storefront
For Sale
$300,000
813 W Broadway Street, Ardmore, OK 73401
COMMERCIAL - Ardmore, OK
Property Size3,000 SF
Lot Size0.38 Acres
Price / SF$100
Days on Market47
Property Features for 813 W Broadway Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial
Interior features
9' Ceiling Height, Display Window, Internal Expansion Area
Exterior features
Sidewalk, 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 property on the left side of the road.
Standard status
Active
Size
3,000 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
from survey
Tax Annual Amount
3077
Legal Description
from survey
Utilities
Utilities
Water Available
Building Details
Year built
1940
Building materials
Brick
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 12:06PM
MLS# 2626214
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.
This remodeled commercial building offers approximately 3,000 square feet of retail storefront space in the east portion of the 815 W Broadway building. Suites at 813 and 815 share a wall and a door space that is currently open but can be closed off to create separate space.
The property is located in Ardmore, Oklahoma, within a commercial zoning designation.
The layout is set up for a business use with the option to operate as a defined suite within the overall building configuration.
The property is located in Ardmore, Oklahoma, within a commercial zoning designation.
The layout is set up for a business use with the option to operate as a defined suite within the overall building configuration.
Key Highlights
- 3000 SF commercial building (east part of the 815 W Broadway building)
- Remodeled and ready for your business
- 9' ceiling height
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
$24,394
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
8.13%
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%
$487,880
$487.9K
Cap Rate 7%
$348,486
$348.5K
Cap Rate 9%
$271,044
$271.0K
Market Conditions
NOI Build-Up for 3,000 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
$39.6K $13.20/SF
− Vacancy
−$4.8K −$1.58/SF
EGI
$34.8K $11.62/SF
− OpEx
−$10.5K −$3.48/SF
NOI
$24.4K $8.13/SF
Area
Carter County, OK
Vacancy
12.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
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%
$487,880
Cap Rate 7%
$348,486
Cap Rate 9%
$271,044
Alternative Uses
Best Use
Retail
$348.5K
$304.9K – $406.6K
NOI $24,394 @ 7.0% cap · market cap 8.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$769.4K
$673.2K – $897.6K
NOI $53,856 @ 7.0% cap · market cap 17.95%
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Remodeled 3,000 SF commercial storefront suite with shared access that can be closed off.
Where is this retail space located?
The property is located at 813 W Broadway Street Ardmore, OK.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 3000 SF commercial building (east part of the 815 W Broadway building); Remodeled and ready for your business; 9' ceiling height
