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    9 4Th Ave Stillwater, OK 74074
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    9 4Th Ave Stillwater, OK 74074

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    Cap Rate Potential
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    Current Use by Public Records

    • Land

    Property Details for 9 4Th Ave

    Property type
    Land
    Property subtype
    Farms

    Description

    This exceptional 0-unit agricultural land parcel, identified as Lot 9 in the Wittum Addition, presents a unique investment opportunity in Stillwater, Oklahoma. Located at the intersection of 4th and Lowry Streets, this property boasts convenient access to city utilities, including water and sewer, and benefits from a paved road frontage. The lot is situated just two blocks north of 6th Street, off Lowry Street, providing easy access to the city's amenities and infrastructure. Priced affordably at $69,900, this property is ideal for those seeking a smaller agricultural holding or a strategic land investment in a rapidly growing area. While neighboring Lot 8 is also available for purchase, this listing focuses solely on Lot 9. The property's location within Payne County, Oklahoma, and its proximity to city services make it a highly desirable option for various agricultural uses or future development. The zip code is 74074. The coordinates are 36.0737703 latitude and -97.1144039 longitude. This is a rare opportunity to acquire a piece of Stillwater's land at a competitive price. Don't miss out on this chance to own a piece of Oklahoma farmland.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Stillwater
    County
    Payne
    State
    Oklahoma
    Longitude
    -97.1144
    Latitude
    36.0738

    Comparable in this City

    • Value Estimation by Request

      3610 Woodstone Dr

      Farms
      3610 Woodstone Dr, Stillwater, OK 74074
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      9 4Th Ave

      Farms
      9 4Th Ave, Stillwater, OK 74074
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    • Value Estimation by Request

      8 4Th Ave

      Farms
      8 4Th Ave, Stillwater, OK 74074
      View Details
    • Value Estimation by Request
      1.00 Acre

      512 Elm Ave

      COMMERCIAL (GENERAL) • 1.00 Acre
      512 Elm Ave, Stillwater, OK 74074-3013
      View Details
    • Value Estimation by Request
      1.00 Acre

      409 Lowry St

      COMMERCIAL (GENERAL) • 1.00 Acre
      409 Lowry St, Stillwater, OK 74074
      View Details
    • Value Estimation by Request
      2.00 Acres

      419 Lowry St

      COMMERCIAL (GENERAL) • 2.00 Acres
      419 Lowry St, Stillwater, OK 74074
      View Details

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    Stillwater, OK 74074
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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