Flexible-Layout Office
For Sale
$490,000
1045 SW 89th Street, Oklahoma City, OK 73139
Commercial Sale, Oklahoma City, OK
Property Size3,597 SF
Lot Size0.55 Acres
Price / SF$136.22
Days on Market25
Property Features for 1045 SW 89th Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Directions
At 89th and Western Avenue, head west on 89th. The property is located on the North side of 89th Street.
Standard status
Active
APN
1045SW89th73139
Size
3,597 SF
Lot size
0.55 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1958
Floors in Building
1
Building materials
Brick & Frame
Listing Agency:
Copper Creek Real Estate
(405) 888-9902
Listed By:
Rosalia Soto · License #149450
(405) 361-7639
Added: Aug 9
Changed: Aug 20
Last Checked: Sep 2 at 11:06AM
MLS# 1243518
Copyright © 2026 MLSOK, 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 3,597-square-foot office building occupies a 0.55-acre site at 1045 SW 89th Street in Oklahoma City. Built in 1958 with brick and frame construction, the property has natural gas heat, central air, electric cooling, public water, and public sewer.
The interior is arranged into four office areas and includes private offices, restrooms, two kitchens, a kitchenette, laundry connections, and a kitchen with a serving window. One larger front area contains a reception-style office, two private offices, a bathroom, and a full kitchen. The property is currently occupied by a beauty salon and an insurance and retirement-plans business, while food-truck and kitchen equipment may be negotiated separately.
The site is positioned on SW 89th Street near highway access, shops, apartments, and other amenities. The layout is described as divisible into as many as nine separate offices, subject to buyer verification of zoning and other property information.
The interior is arranged into four office areas and includes private offices, restrooms, two kitchens, a kitchenette, laundry connections, and a kitchen with a serving window. One larger front area contains a reception-style office, two private offices, a bathroom, and a full kitchen. The property is currently occupied by a beauty salon and an insurance and retirement-plans business, while food-truck and kitchen equipment may be negotiated separately.
The site is positioned on SW 89th Street near highway access, shops, apartments, and other amenities. The layout is described as divisible into as many as nine separate offices, subject to buyer verification of zoning and other property information.
Key Highlights
- 3,597 SF office building on a 0.55‑acre site
- Commercial zoning at 1045 SW 89th Street, Oklahoma City, OK 73139
- Four existing office areas with a layout described as divisible into 9 offices
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
$21,868
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
4.46%
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%
$437,360
$437.4K
Cap Rate 7%
$312,400
$312.4K
Cap Rate 9%
$242,978
$243.0K
Market Conditions
NOI Build-Up for 3,597 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
$32.4K $9.00/SF
− Vacancy
−$1.1K −$0.32/SF
EGI
$31.2K $8.69/SF
− OpEx
−$9.4K −$2.61/SF
NOI
$21.9K $6.08/SF
Area
Oklahoma City, OK
Vacancy
3.50%
Lease Rate
$9.00 /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%
$437,360
Cap Rate 7%
$312,400
Cap Rate 9%
$242,978
Alternative Uses
Best Use
Specialty Retail
$1.23M
$1.08M – $1.44M
NOI $86,112 @ 7.0% cap · market cap 17.57%
Second Best
Office B
$731.1K
$639.7K – $852.9K
NOI $51,175 @ 7.0% cap · market cap 10.44%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
731
Businesses Nearby
Explore this area
Business Placement
Demographics for 73139, OK
18,781
Population
8,790
Households
2.1
Avg Household Size
35
Median Age
15%
College-Educated
79%
High-School Grad
4.4 sq mi
ZIP Area
4,268
Density / Sq Mi
$47,424
Median Household Income
$34,557
Median Earnings
$946
Median Rent
$164,100
Median Home Value
Market
Vacancy Rate% for Office in Oklahoma City, OK
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Commercially zoned office property offers multiple configurations, private restrooms, kitchens, and a serving window.
Where is this office building located?
The property is located at 1045 SW 89th Street Oklahoma City, OK.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 3,597 SF office building on a 0.55‑acre site; Commercial zoning at 1045 SW 89th Street, Oklahoma City, OK 73139; Four existing office areas with a layout described as divisible into 9 offices
