Flex Space with Event
For Sale
$159,000
903 S Sioux St, Okmulgee, OK 74447
Industrial-zoned commercial building with office, kitchen area, updated lighting, and multiple HVAC systems.
Property Size2,280 SF
Price / SF$69.74
Days on Market42
Property Features for 903 S Sioux St
General Information
Standard status
Active
Size
2,280 SF
Zoning
High Impact Heavy Industrial
Warehouse & Industrial
Power
400 amps
Three-Phase Power
No
Additional Details
Furnished
Yes
Highway Access
Yes
Building Details
Year Built
1976
Construction
metal siding
Listing Agency:
Keller Williams Advantage
(918) 510-0887
Listed By:
Jamie Goodnight · License #159613
Source:
Alloverok
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 30 at 8:50PM
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 Keller Williams Advantage
Investment Insights
Based on property information with market context.
This flex space is configured for event use and includes dedicated office space, two bathrooms, and a make-shift kitchen. The building has metal siding, spray-foam insulation, concrete floors, updated lighting, and a combination of new HVAC and mini-split systems. A single-phase electrical system with a 400-amp panel serves the property. Tables, chairs, booths, a stainless-steel sink, and a security system are included, along with an additional storage shed.
The property is zoned High Impact Heavy Industrial and is located at 903 S Sioux St in Okmulgee, Oklahoma, with access to Hwy 75. Built in 1976, the building can continue supporting event operations or be adapted for other commercial or industrial uses consistent with the zoning.
The property is zoned High Impact Heavy Industrial and is located at 903 S Sioux St in Okmulgee, Oklahoma, with access to Hwy 75. Built in 1976, the building can continue supporting event operations or be adapted for other commercial or industrial uses consistent with the zoning.
Key Highlights
- High Impact Heavy Industrial zoning
- Single‑phase electrical service with a 400‑amp panel
- Two bathrooms, dedicated office, and make‑shift kitchen
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
$10,961
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
6.89%
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%
$219,220
$219.2K
Cap Rate 7%
$156,586
$156.6K
Cap Rate 9%
$121,789
$121.8K
Market Conditions
NOI Build-Up for 2,280 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
$16.1K $7.08/SF
− Vacancy
−$484 −$0.21/SF
EGI
$15.7K $6.87/SF
− OpEx
−$4.7K −$2.06/SF
NOI
$11.0K $4.81/SF
Area
Okmulgee County, OK
Vacancy
3.00%
Lease Rate
$7.08 /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%
$219,220
Cap Rate 7%
$156,586
Cap Rate 9%
$121,789
Alternative Uses
Best Use
Flex RnD
$259.9K
$227.4K – $303.2K
NOI $18,193 @ 7.0% cap · market cap 11.44%
Second Best
Industrial
$156.6K
$137.0K – $182.7K
NOI $10,961 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$537.8K
$470.6K – $627.5K
NOI $37,647 @ 7.0% cap · market cap 23.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
430
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74447, OK
15,534
Population
7,295
Households
2.1
Avg Household Size
40
Median Age
18%
College-Educated
89%
High-School Grad
231.8 sq mi
ZIP Area
67
Density / Sq Mi
$45,855
Median Household Income
$30,851
Median Earnings
$801
Median Rent
$101,900
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?
Flex space - Industrial-zoned commercial building with office, kitchen area, updated lighting, and multiple HVAC systems.
Where is this flex space located?
The property is located at 903 S Sioux St Okmulgee, OK.
What is the asking price?
The asking price for this property is $159,000.
What are key features of this property?
This property features: High Impact Heavy Industrial zoning; Single‑phase electrical service with a 400‑amp panel; Two bathrooms, dedicated office, and make‑shift kitchen
