Remodeled Flex
For Sale
$835,000
8709 Western Avenue, Oklahoma City, OK 73114
Remodeled vacant warehouse with two glass overhead doors and four bathrooms, suited for owner-occupant or investment use.
Property Size2,576 SF
Price / SF$324.15
Days on Market368
Property Features for 8709 Western Avenue
General Information
Standard status
Active
Size
2,576 SF
Property subtype
Investment
Additional Details
Drive-In Doors
2
Taxes and HOA fees
Annual Taxes
$2,496
Amenities
3
Building Details
Year Built
1930
Listing Agency:
Silvernail Realty
(405) 470-1700
Listed By:
Greg Silvernail
(405) 470-1700
Source:
Xome
Added: Aug 10, 2025
Changed: Aug 9
Last Checked: Aug 11 at 5:44AM
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 Silvernail Realty
Investment Insights
Based on property information with market context.
This remodeled commercial property is currently vacant and offered for sale for owner-occupant or investment use. The building includes two glass overhead doors and four bathrooms, with interior space designed to fit a range of commercial needs.
Located at 8709 N Western Avenue in Oklahoma City, the property is positioned in the Britton Heights District, described in the offering as a revitalizing area. Easy to show, the building is presented as a turn-key option for tenants seeking functional flex/warehouse space.
With overhead door access and multiple restrooms, the layout supports everyday warehouse and light commercial operations.
Located at 8709 N Western Avenue in Oklahoma City, the property is positioned in the Britton Heights District, described in the offering as a revitalizing area. Easy to show, the building is presented as a turn-key option for tenants seeking functional flex/warehouse space.
With overhead door access and multiple restrooms, the layout supports everyday warehouse and light commercial operations.
Key Highlights
- Remodeled commercial property at 8709 N Western Ave, Oklahoma City, OK 73114
- Vacant and available for owner‑occupant or investment use
- Warehouse includes two glass overhead doors
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
$34,720
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
4.16%
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%
$694,400
$694.4K
Cap Rate 7%
$496,000
$496.0K
Cap Rate 9%
$385,778
$385.8K
Market Conditions
NOI Build-Up for 2,576 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
$55.6K $21.60/SF
− Vacancy
−$2.2K −$0.86/SF
EGI
$53.4K $20.74/SF
− OpEx
−$18.7K −$7.26/SF
NOI
$34.7K $13.48/SF
Area
Oklahoma City, OK
Vacancy
4.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$694,400
Cap Rate 7%
$496,000
Cap Rate 9%
$385,778
Alternative Uses
Best Use
Flex RnD
$496.0K
$434.0K – $578.7K
NOI $34,720 @ 7.0% cap · market cap 4.16%
Second Best
Warehouse
$291.3K
$254.9K – $339.8K
NOI $20,390 @ 7.0% cap · market cap 2.44%
Theoretical Best
Specialty Retail
$881.0K
$770.9K – $1.03M
NOI $61,669 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
709
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73114, OK
18,694
Population
9,311
Households
2
Avg Household Size
30
Median Age
25%
College-Educated
90%
High-School Grad
9.5 sq mi
ZIP Area
1,968
Density / Sq Mi
$52,592
Median Household Income
$35,931
Median Earnings
$1,135
Median Rent
$134,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- What's Cooking — 337 W Wilshire Blvd C, Oklahoma City, OK 73116
Frequently Asked Questions
What type of property is this?
Flex space - Remodeled vacant warehouse with two glass overhead doors and four bathrooms, suited for owner-occupant or investment use.
Where is this flex space located?
The property is located at 8709 Western Avenue Oklahoma City, OK.
What is the asking price?
The asking price for this property is $835,000.
What are key features of this property?
This property features: Remodeled commercial property at 8709 N Western Ave, Oklahoma City, OK 73114; Vacant and available for owner‑occupant or investment use; Warehouse includes two glass overhead doors
