Front Office with
For Sale
$290,000
1514 S Main Street, Sapulpa, OK 74066
Commercial, Sapulpa, OK
Property Size3,400 SF
Lot Size0.27 Acres
Price / SF$85.29
Days on Market48
Property Features for 1514 S Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Subdivision
Southern Heights
Elementary school district
Sapulpa - Sch Dist (51)
Middle school district
Sapulpa - Sch Dist (51)
High school district
Sapulpa - Sch Dist (51)
Directions
POB: Intersection of Highways Alternate 75 and 117: Go south to property and sign on right (west) side of Highway Alt-75 (Approx. 1/2 - 3/4 mile).
Standard status
Active
APN
1465-00-018-000-0-010-00
Size
3,400 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Too long in office.
Tax Annual Amount
2198
Legal Description
Too long in office.
Utilities
Utilities
Phone Available
Heating system
Space Heater
Building Details
Year built
1970
Flooring type
Concrete
Building materials
Steel
Roof type
Metal
Listing Agency:
KMC Real Estate LLC
(918) 369-4200
Listed By:
Fred D Keas Jr
(918) 853-2244
Added: Jul 10
Changed: Aug 19
Last Checked: Aug 26 at 4:06AM
MLS# 2625067
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 commercial property has been used as an electric company since 1970 and is now being offered for sale due to the owner’s retirement. The layout includes front office space with a back warehouse, along with a 10-foot overhead door (OHD). The site also features two 18x20 carports on concrete slabs.
The property has frontage on Alt-75 Highway, providing access to areas of town. An additional parcel adjoins the property to the west, with access from the city alleyway.
Zoned Commercial, the offering is positioned as a combined office-and-warehouse configuration suitable for businesses needing a front office and rear storage or work space.
The property has frontage on Alt-75 Highway, providing access to areas of town. An additional parcel adjoins the property to the west, with access from the city alleyway.
Zoned Commercial, the offering is positioned as a combined office-and-warehouse configuration suitable for businesses needing a front office and rear storage or work space.
Key Highlights
- Commercial property used as an electric company since 1970; owner is retiring
- Front office plus back warehouse layout
- 10 ft OHD (overhead door)
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
$19,847
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
6.84%
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%
$396,940
$396.9K
Cap Rate 7%
$283,529
$283.5K
Cap Rate 9%
$220,522
$220.5K
Market Conditions
NOI Build-Up for 3,400 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
$24.1K $7.08/SF
− Vacancy
−$722 −$0.21/SF
EGI
$23.3K $6.87/SF
− OpEx
−$3.5K −$1.03/SF
NOI
$19.8K $5.84/SF
Area
Creek County, OK
Vacancy
3.00%
Lease Rate
$7.08 /SF/Yr
Expense Ratio
15.00%
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%
$396,940
Cap Rate 7%
$283,529
Cap Rate 9%
$220,522
Alternative Uses
Best Use
Warehouse
$283.5K
$248.1K – $330.8K
NOI $19,847 @ 7.0% cap · market cap 6.84%
Second Best
Flex RnD
$251.1K
$219.8K – $293.0K
NOI $17,580 @ 7.0% cap · market cap 6.06%
Theoretical Best
Office A
$836.1K
$731.6K – $975.5K
NOI $58,527 @ 7.0% cap · market cap 20.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
295
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74066, OK
31,255
Population
13,736
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
91%
High-School Grad
123.6 sq mi
ZIP Area
253
Density / Sq Mi
$64,351
Median Household Income
$41,245
Median Earnings
$1,000
Median Rent
$168,300
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Flex industrial property includes front office space and back warehouse with a 10-foot OHD and highway frontage.
Where is this flex space located?
The property is located at 1514 S Main Street Sapulpa, OK.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: Commercial property used as an electric company since 1970; owner is retiring; Front office plus back warehouse layout; 10 ft OHD (overhead door)
