Retail Space with Highway
For Sale
$344,000
9329 W Hwy 20 Road, Skiatook, OK 74070
Commercial, Skiatook, OK
Property Size2,079 SF
Lot Size1.18 Acres
Price / SF$165.46
Days on Market47
Property Features for 9329 W Hwy 20 Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Comm
Interior features
9' Ceiling Height, Public Restrooms, Vaulted Ceiling, Wet Bar
Exterior features
Pole Sign
Subdivision
Osage Co Unplatted
Elementary school district
Skiatook - Sch Dist (7)
Middle school district
Skiatook - Sch Dist (7)
High school district
Skiatook - Sch Dist (7)
Directions
West of Skiatook Wal-mart 4.5 miles property is on the North side of Hwy or on the right see sign
Standard status
Active
APN
570087573
Size
2,079 SF
Lot size
1.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Sec 14 Twp 22 N R11E Osage County containing 1.12 acres
Tax Annual Amount
968
Legal Description
Sec 14 Twp 22 N R11E Osage County containing 1.12 acres
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central, Zoned
Cooling system
Central Air
Amenities
RV hook-up
Building Details
Year built
1991
Floors in Building
1
Flooring type
Concrete
Building materials
Steel
Roof type
Metal
Listing Agency:
Lake Homes Realty, LLC
(866) 525-3466
Listed By:
Rebecca Brewer · License #127966
(918) 693-9557
Added: Jul 21
Changed: Sep 5
Last Checked: Sep 5 at 6:06PM
MLS# 2626803
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 2,079-square-foot retail building occupies 1.183 acres and features steel construction with a metal roof, concrete flooring, and log siding. Interior improvements include 9' ceilings, a vaulted ceiling, public restrooms, and a wet bar. The property has central heating, zoned heating, and central air conditioning, along with cable availability and a septic tank. New paint has been completed throughout the interior and exterior, and the restored wood log siding adds a distinctive finish. A pole sign and an RV hookup on the east side provide additional site features.
The property is located along Hwy 20 in Skiatook, with over 100 feet of highway frontage. It is less than 1 mile from Skiatook Lake and is zoned Comm in Osage County. The building was constructed in 1991 and was formerly used as a restaurant.
The property is located along Hwy 20 in Skiatook, with over 100 feet of highway frontage. It is less than 1 mile from Skiatook Lake and is zoned Comm in Osage County. The building was constructed in 1991 and was formerly used as a restaurant.
Key Highlights
- 1.183‑acre retail property with 2,079 square feet of building area
- Over 100ft of Hwy 20 Frontage
- Less than 1 mile to Skiatook Lake
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
$21,175
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
6.16%
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%
$423,500
$423.5K
Cap Rate 7%
$302,500
$302.5K
Cap Rate 9%
$235,278
$235.3K
Market Conditions
NOI Build-Up for 2,079 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
$31.2K $15.00/SF
− Vacancy
−$936 −$0.45/SF
EGI
$30.2K $14.55/SF
− OpEx
−$9.1K −$4.36/SF
NOI
$21.2K $10.18/SF
Area
Tulsa County, OK
Vacancy
3.00%
Lease Rate
$15.00 /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%
$423,500
Cap Rate 7%
$302,500
Cap Rate 9%
$235,278
Alternative Uses
Best Use
Retail
$302.5K
$264.7K – $352.9K
NOI $21,175 @ 7.0% cap · market cap 6.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$468.5K
$410.0K – $546.6K
NOI $32,798 @ 7.0% cap · market cap 9.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 74070, OK
15,407
Population
6,179
Households
2.5
Avg Household Size
40
Median Age
22%
College-Educated
90%
High-School Grad
195.9 sq mi
ZIP Area
79
Density / Sq Mi
$63,777
Median Household Income
$39,518
Median Earnings
$951
Median Rent
$208,400
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - Metal retail building with updated paint, public restrooms, a wet bar, and central heating and cooling.
Where is this retail space located?
The property is located at 9329 W Hwy 20 Road Skiatook, OK.
What is the asking price?
The asking price for this property is $344,000.
What are key features of this property?
This property features: 1.183‑acre retail property with 2,079 square feet of building area; Over 100ft of Hwy 20 Frontage; Less than 1 mile to Skiatook Lake
