Ardmore Commercial Property with
For Sale
Contact for pricing
831 Veterans Boulevard, Ardmore, OK 73401
Commercial property with 1,200 sq ft building on 1.13 acres.
Property Size1,200 SF
Lot Size1.13 Acres
Price / SF$249.17
Days on Market156
Property Features for 831 Veterans Boulevard
General Information
Standard status
Active
Size
1,200 SF
Lot size
1.13 Acres
Property subtype
Industrial, Office
Building Details
Year Built
1945
Listing Agency:
Platinum Team Realty
(580) 618-2020
Listed By:
Eric Taliaferro · License #171917
Source:
Crexi
Added: Mar 6
Changed: Aug 8
Last Checked: Aug 9 at 2:39PM
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 Platinum Team Realty
Investment Insights
Based on property information with market context.
This commercial property offers potential with a 1,200 sq ft building situated on approximately 1.13 acres (MOL). It is located in Ardmore next to the Ardmore Refinery, providing a strategic location for a variety of business uses. The building offers functional space that could be utilized for office operations, storage, or a small commercial setup. The acreage provides room for equipment, vehicles, or additional improvements. With its proximity to industrial activity and major road access, this property would make an ideal yard or operational location for contractors, oilfield-related services, small businesses, or companies needing space for equipment and materials. The combination of an existing structure and usable land offers flexibility and opportunity for business owners or investors looking for a well-positioned commercial property in the Ardmore area.
Key Highlights
- 1.13 Acres (MOL) of Land
- 1,200 sq ft Building (Former Courthouse)
- Strategic Location Next to Ardmore Refinery
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
$19,433
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
6.50%
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%
$388,660
$388.7K
Cap Rate 7%
$277,614
$277.6K
Cap Rate 9%
$215,922
$215.9K
Market Conditions
NOI Build-Up for 1,200 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
$25.5K $21.24/SF
− Vacancy
−$2.6K −$2.19/SF
EGI
$22.9K $19.05/SF
− OpEx
−$3.4K −$2.86/SF
NOI
$19.4K $16.19/SF
Area
Carter County, OK
Vacancy
10.30%
Lease Rate
$21.24 /SF/Yr
Expense Ratio
15.00%
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%
$388,660
Cap Rate 7%
$277,614
Cap Rate 9%
$215,922
Alternative Uses
Best Use
Warehouse
$277.6K
$242.9K – $323.9K
NOI $19,433 @ 7.0% cap · market cap 6.50%
Second Best
Industrial
$228.6K
$200.1K – $266.7K
NOI $16,004 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$307.7K
$269.3K – $359.0K
NOI $21,542 @ 7.0% cap · market cap 7.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
60
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?
Mixed-use property - Commercial property with 1,200 sq ft building on 1.13 acres.
Where is this mixed-use property located?
The property is located at 831 Veterans Boulevard Ardmore, OK.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 1.13 Acres (MOL) of Land; 1,200 sq ft Building (Former Courthouse); Strategic Location Next to Ardmore Refinery
