14-Unit Self Storage
For Sale
$500,000
855 S G St, Porter, OK 74454
Existing storage improvements occupy a spacious site with highway frontage and additional area for future development.
Property Size2,400 SF
Lot Size4.99 Acres
Price / SF$208.33
Days on Market200
Property Features for 855 S G St
General Information
Standard status
Active
Size
2,400 SF
Lot size
4.99 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Outdoor Storage
Yes
Additional Details
Self-Storage Units
14
Taxes and HOA fees
Annual Taxes
$1,340
Listing Agency:
C21/First Choice Realty
(918) 600-7388
Listed By:
Stefanie Snodgrass
(918) 600-7388
Source:
Exprealty
Added: Feb 7
Changed: Aug 24
Last Checked: Aug 25 at 10:52AM
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 C21/First Choice Realty
Investment Insights
Based on property information with market context.
This self-storage property includes 14 existing units on a 4.99-acre site. A concrete slab is in place for construction of another 14 units, providing a defined path for expanding the facility. The acreage also includes room for boat and RV parking.
Located at 855 S G St in Porter, OK, the property benefits from highway frontage. The current storage operation and prepared expansion area create a configuration suitable for continued owner operation or portfolio growth.
Located at 855 S G St in Porter, OK, the property benefits from highway frontage. The current storage operation and prepared expansion area create a configuration suitable for continued owner operation or portfolio growth.
Key Highlights
- 14 existing self‑storage units
- 4.99‑acre property with highway frontage
- Concrete slab ready for an additional 14 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
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Frequently Asked Questions
What type of property is this?
Self storage facility - Existing storage improvements occupy a spacious site with highway frontage and additional area for future development.
Where is this self storage facility located?
The property is located at 855 S G St Porter, OK.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 14 existing self‑storage units; 4.99‑acre property with highway frontage; Concrete slab ready for an additional 14 units
