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    118 N Main St Sand Springs, OK 74063

    View on Map
    Sponsored
    For Sale
    $850,000

    COMMERCIAL - Sand Springs, OK

    Property size:
    8,100 SF
    Lot size:
    0.16 Acres
    Days on Market:
    98
    Last Refresh:
    Mar 18 at 9:06 am

    Property Features for 118 N Main St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Security features
    Security System
    Zoning
    CH
    APN
    61475-91-11-05990
    Parking features
    Off Street
    Interior features
    Display Window, High Speed Internet, Mini-Kitchen, Public Restrooms, Security System-Owned
    Exterior features
    Door Sign, Dumpster, Lighting, Sidewalk
    Size
    8,100 SF
    Lot size
    0.16 Acres

    Utilities

    Utilities
    Cable Available
    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1925
    Flooring type
    Tile, Wood
    Building materials
    Brick

    We can help!

    Listing Contact
    Ricky L Powell
    Ricky L Powell

    Skyline Realty (918) 277-4931

    Listing agent Ricky L Powell (918) 606-8006

    Listing date Dec 10, 2025

    MLS# 2544746

    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.

    Learn more

    Property Insight Report

    Overview

    Downtown Sand Springs Mixed-Use Building

    This fully leased mixed-use building is located in the heart of Downtown Sand Springs, Oklahoma. The property features two downstairs commercial units and four upstairs residential units. Each tenant has gas and electric sub-meters. The property includes a sprinkler system, security cameras, and digital lock systems for the lofts. The A/C unit was replaced in 2023. Newer water heaters, hardwoods, exposed brick, and open-concept residential units are also featured. The lot size is 0.161 acres and the property size is 8,100 square feet. The zoning is CH.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sand Springs
    County
    Tulsa
    State
    Oklahoma
    Longitude
    -96.110583
    Latitude
    36.137894

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    FAQs

    What type of property is this?
    Mixed-use property - Fully leased mixed-use building with commercial and residential units.
    Where is this mixed-use property located?
    The property is located at 118 N Main St Sand Springs, OK.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: - Fully leased mixed-use building in Downtown Sand Springs provides immediate income.; - Diversified income streams from two downstairs commercial units and four upstairs residential units.; - Gas & electric are sub-metered for each tenant, simplifying utility management.
    (918) 606-8006
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    118 N Main St Sand Springs, OK 74063
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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
    118 N Main St Sand Springs, OK 74063
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    We can help!
    Listing Contact
    Ricky L Powell
    Ricky L Powell
    Real Estate License ID: 157203
    (918) 606-8006 (918) 277-4931
    Learn more
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