Live-Work Property with
For Sale
$925,000
13008 S 193rd E Avenue, Broken Arrow, OK 74014
Commercial, Broken Arrow, OK
Property Size2,400 SF
Lot Size2.50 Acres
Price / SF$385.42
Days on Market69
Property Features for 13008 S 193rd E Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
CS
Security features
Security System
Interior features
Cable TV Wired, Public Restrooms, Security System-Owned, Smoke Detector
Exterior features
Lighting, Pole Sign, Prof Landscaped, Sidewalk, Storage
Elementary school district
Broken Arrow - Sch Dist (3)
Middle school district
Broken Arrow - Sch Dist (3)
High school district
Broken Arrow - Sch Dist (3)
Directions
Southwest corner at 131st and County Line.
Standard status
Active
APN
97401-74-01-67110
Size
2,400 SF
Lot size
2.50 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BEG SECR SE SE TH W240 N454 E240 S454 POB SEC 1 17 14
Tax Annual Amount
1179
Legal Description
BEG SECR SE SE TH W240 N454 E240 S454 POB SEC 1 17 14
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1985
Flooring type
Tile, Carpet
Building materials
Frame
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Chinowth & Cohen
(918) 943-3009
Listed By:
Kay Sullivan · License #170810
(918) 924-2405
Added: Jun 22
Changed: Aug 19
Last Checked: Aug 29 at 3:06PM
MLS# 2622900
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 live-work property combines a 2,000-square-foot office building with a separate 2,400-square-foot house, according to courthouse records. The office layout includes a reception area, four exam offices, an assistant’s office, a private doctor’s office, two storage rooms, two bathrooms, and a kitchen. The house provides two bedrooms, two bathrooms, a dining room, living room, sunroom, and two-car garage.
The property encompasses 2.501 acres and carries CS zoning. A special exception permits living on the property, and the site has three different addresses. Improvements date to 1985 and include frame construction, a metal roof, central heating and central air, tile and carpet flooring, a security system, public restrooms, exterior lighting, a pole sign, landscaping, sidewalk, and storage. Utilities include cable availability and a septic tank.
The property encompasses 2.501 acres and carries CS zoning. A special exception permits living on the property, and the site has three different addresses. Improvements date to 1985 and include frame construction, a metal roof, central heating and central air, tile and carpet flooring, a security system, public restrooms, exterior lighting, a pole sign, landscaping, sidewalk, and storage. Utilities include cable availability and a septic tank.
Key Highlights
- 2.501‑acre live‑work property with office and house improvements
- 2,000‑square‑foot office building with reception, 4 exam offices, 2 bathrooms, kitchen, storage, and private doctor’s office
- 2,400‑square‑foot house with 2 bedrooms, 2 bathrooms, sunroom, and 2‑car garage
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
$28,136
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
3.04%
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%
$562,720
$562.7K
Cap Rate 7%
$401,943
$401.9K
Cap Rate 9%
$312,622
$312.6K
Market Conditions
NOI Build-Up for 2,400 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
$48.1K $20.04/SF
− Vacancy
−$10.6K −$4.41/SF
EGI
$37.5K $15.63/SF
− OpEx
−$9.4K −$3.91/SF
NOI
$28.1K $11.72/SF
Area
Broken Arrow, OK
Vacancy
22.00%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
25.00%
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%
$562,720
Cap Rate 7%
$401,943
Cap Rate 9%
$312,622
Alternative Uses
Best Use
Office B
$401.9K
$351.7K – $468.9K
NOI $28,136 @ 7.0% cap · market cap 3.04%
Second Best
Mixed Use
$365.7K
$320.0K – $426.6K
NOI $25,596 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$561.4K
$491.2K – $655.0K
NOI $39,297 @ 7.0% cap · market cap 4.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Explore this area
Business Placement
Demographics for 74014, OK
41,284
Population
15,500
Households
2.7
Avg Household Size
38
Median Age
33%
College-Educated
94%
High-School Grad
105.0 sq mi
ZIP Area
393
Density / Sq Mi
$94,102
Median Household Income
$47,193
Median Earnings
$1,433
Median Rent
$240,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Live-work space - Separate office and house improvements support combined professional and residential use on a 2.501-acre tract.
Where is this live-work space located?
The property is located at 13008 S 193rd E Avenue Broken Arrow, OK.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 2.501‑acre live‑work property with office and house improvements; 2,000‑square‑foot office building with reception, 4 exam offices, 2 bathrooms, kitchen, storage, and private doctor’s office; 2,400‑square‑foot house with 2 bedrooms, 2 bathrooms, sunroom, and 2‑car garage
