Self Storage Facility with Expansion
New
For Sale
$499,900
855 S G Street, Porter, OK 74454
COMMERCIAL - Porter, OK
Property Size2,400 SF
Lot Size5.00 Acres
Price / SF$208.29
Days on Market2
Property Features for 855 S G Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
UC
Exterior features
Lighting
Subdivision
Wagoner Co Unplatted
Elementary school district
Porter - Sch Dist (32)
Middle school district
Porter - Sch Dist (32)
High school district
Porter - Sch Dist (32)
Directions
From Tulsa take Muskogee turnpike South to Porter exit 19, take a right at end of ramp, then take a left at stop sign onto N4200Rd/8th St, to 51B, at that stop sign make a left. Follow road thru town and make another left on 51B, follow it about 0.8 miles turn left onto G St.From Muskogee go North on US 69 N, turn left on 51B W 6.3 miles , turn right onto G St
Standard status
Active
APN
730007422
Size
2,400 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
16-16-17 W2 NE LESS HY LESS 10.78 AC TO DOYLE T REEVES BK 1158 PG 89 6 LESS 3 AC TO G. FATKIN BK 127
Tax Annual Amount
1340
Legal Description
16-16-17 W2 NE LESS HY LESS 10.78 AC TO DOYLE T REEVES BK 1158 PG 89 6 LESS 3 AC TO G. FATKIN BK 127
Building Details
Year built
2015
Flooring type
Concrete
Building materials
Aluminum
Roof type
Metal
Listing Agency:
C21/First Choice Realty · Century 21 Real Estate
(918) 486-2108
Listed By:
Stefanie Snodgrass
(918) 600-7388
Added: Aug 10
Last Checked: Aug 11 at 5:06PM
MLS# 2629569
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 self storage property at 855 S G Street in Porter includes 14 units within a 2,400-square-foot facility. A concrete slab is already in place for 14 additional units, creating a defined path for physical expansion. The improvements were built in 2015 and feature aluminum construction, concrete flooring, a metal roof, and exterior lighting.
The property has highway frontage and room for boat and RV parking. It is located in Porter, Oklahoma, in Wagoner County, and carries UC zoning. The existing layout combines operating storage improvements with additional site capacity for future units and vehicle storage uses described in the property information.
The property has highway frontage and room for boat and RV parking. It is located in Porter, Oklahoma, in Wagoner County, and carries UC zoning. The existing layout combines operating storage improvements with additional site capacity for future units and vehicle storage uses described in the property information.
Key Highlights
- 14‑unit self storage facility
- 2,400‑square‑foot existing facility
- Concrete slab prepared for 14 additional units
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
$22,257
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
4.45%
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%
$445,140
$445.1K
Cap Rate 7%
$317,957
$318.0K
Cap Rate 9%
$247,300
$247.3K
Market Conditions
NOI Build-Up for 2,400 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
$34.6K $14.40/SF
− Vacancy
−$2.8K −$1.15/SF
EGI
$31.8K $13.25/SF
− OpEx
−$9.5K −$3.97/SF
NOI
$22.3K $9.27/SF
Area
Wagoner County, OK
Vacancy
8.00%
Lease Rate
$14.40 /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%
$445,140
Cap Rate 7%
$317,957
Cap Rate 9%
$247,300
Alternative Uses
Best Use
Self Storage
$318.0K
$278.2K – $371.0K
NOI $22,257 @ 7.0% cap · market cap 4.45%
Second Best
Warehouse
$200.1K
$175.1K – $233.5K
NOI $14,010 @ 7.0% cap · market cap 2.80%
Theoretical Best
Office A
$566.1K
$495.4K – $660.5K
NOI $39,629 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Explore this area
Business Placement
Demographics for 74454, OK
2,839
Population
1,403
Households
2
Avg Household Size
44
Median Age
18%
College-Educated
90%
High-School Grad
105.8 sq mi
ZIP Area
27
Density / Sq Mi
$61,722
Median Household Income
$36,576
Median Earnings
$630
Median Rent
$194,500
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - The property includes existing storage space and a concrete slab prepared for additional units.
Where is this self storage facility located?
The property is located at 855 S G Street Porter, OK.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 14‑unit self storage facility; 2,400‑square‑foot existing facility; Concrete slab prepared for 14 additional units
