Garden-Style Office Complex For
For Sale
Contact for pricing
825-841 S Kelly Ave, Edmond, OK 73003
Three office buildings near downtown Edmond with established tenants.
Property Size28,818 SF
Price / SF$149.21
Days on Market129
Property Features for 825-841 S Kelly Ave
General Information
Standard status
Active
Size
28,818 SF
Property subtype
OFFICE
Listing Agency:
NAI RED Commercial Real Estate
(405) 203-3636
Listed By:
Matthew Pierce · License ##181850
(405) 203-3636
Source:
Moodyscre
Added: Apr 27
Changed: Aug 14
Last Checked: Sep 1 at 5:14PM
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 NAI RED Commercial Real Estate
Investment Insights
Based on property information with market context.
This commercial real estate offering features a garden-style office complex comprising three buildings. Building 1 and Building 3 each offer 9,666 square feet, while Building 2 provides 9,486 square feet, totaling 28,818 square feet across all three buildings. The property is located less than 10 minutes from downtown Edmond, Oklahoma, and benefits from the proximity of ample retail and restaurant options. Current tenants include Traditions Health Care of Edmond, Traditions Hospice of Edmond, Continental Land Resource, and Elmer & Associates, CPA.
Key Highlights
- Three Office Buildings totaling 28,818 SF (9,666 SF, 9,486 SF, 9,666 SF)
- Established Tenants: Traditions Health Care, Traditions Hospice, Continental Land Resource, Elmer & Associates, CPA
- Garden‑Style Office Complex
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
$325,904
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
7.58%
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%
$6,518,080
$6.5M
Cap Rate 7%
$4,655,771
$4.7M
Cap Rate 9%
$3,621,156
$3.6M
Market Conditions
NOI Build-Up for 28,818 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
$480.7K $16.68/SF
− Vacancy
−$46.1K −$1.60/SF
EGI
$434.5K $15.08/SF
− OpEx
−$108.6K −$3.77/SF
NOI
$325.9K $11.31/SF
Area
Oklahoma County, OK
Vacancy
9.60%
Lease Rate
$16.68 /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%
$6,518,080
Cap Rate 7%
$4,655,771
Cap Rate 9%
$3,621,156
Alternative Uses
Best Use
Office B
$4.66M
$4.07M – $5.43M
NOI $325,904 @ 7.0% cap · market cap 7.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.00M
$5.25M – $7.00M
NOI $420,158 @ 7.0% cap · market cap 9.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
827
Businesses Nearby
Explore this area
Business Placement
Demographics for 73003, OK
22,648
Population
9,760
Households
2.3
Avg Household Size
36
Median Age
42%
College-Educated
93%
High-School Grad
7.4 sq mi
ZIP Area
3,061
Density / Sq Mi
$76,957
Median Household Income
$45,176
Median Earnings
$1,338
Median Rent
$230,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Three office buildings near downtown Edmond with established tenants.
Where is this office building located?
The property is located at 825-841 S Kelly Ave Edmond, OK.
What is the asking price?
The asking price for this property is $4,300,000.
What are key features of this property?
This property features: Three Office Buildings totaling 28,818 SF (9,666 SF, 9,486 SF, 9,666 SF); Established Tenants: Traditions Health Care, Traditions Hospice, Continental Land Resource, Elmer & Associates, CPA; Garden‑Style Office Complex
