Insulated Flex Space
For Sale
$300,000
16571 S Broadway Street W, Glenpool, OK 74033
Commercial, Glenpool, OK
Property Size2,400 SF
Price / SF$125
Days on Market159
Property Features for 16571 S Broadway Street W
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CG
Exterior features
Lighting, Professional Landscaped
Fencing
Gate
Elementary school district
Glenpool - Sch Dist (13)
Middle school district
Glenpool - Sch Dist (13)
High school district
Glenpool - Sch Dist (13)
Directions
Hwy 75: East on 166th, Mammoth Luxury Garage Condos on the north side of the road across the street from Mark Allen Chevrolet.
Standard status
Active
Size
2,400 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
Mammoth Luxury Garage Condos Unit C18
Legal Description
Mammoth Luxury Garage Condos Unit C18
Utilities
Utilities
Cable Available
Amenities
gated access
fenced access
24/7 security monitoring
Building Details
Year built
2023
Flooring type
Concrete
Building materials
Steel
Roof type
Metal
Listing Agency:
Keller Williams Preferred · Keller Williams Realty
(918) 496-2252
Listed By:
Brian Frere · License #139098
(918) 298-6900
Added: Mar 30
Changed: Aug 19
Last Checked: Sep 4 at 1:06PM
MLS# 2611186
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 2,400-square-foot flex space unit was built in 2023 with steel construction, a concrete floor, metal roofing, insulation, and a 16-foot overhead door. The 25-foot-wide by 96-foot-deep layout includes a pedestrian entrance, LED lighting, dedicated RV outlets, separately metered electric service, water and sewer connections, plus cable and internet access. Optional improvements include mezzanines, HVAC, epoxy flooring, and built-in cabinetry. The property is zoned CG.
Located just off Hwy 75 in Glenpool, the gated and fenced development provides approximately 68 feet or more of drive-aisle width for vehicle maneuvering and includes 24/7 security monitoring. Drive times are approximately 10 minutes to Tulsa Hills, 15 minutes to South Tulsa, and 20 minutes to downtown Tulsa. The unit can accommodate storage, hobby areas, or business operations, subject to applicable requirements.
Located just off Hwy 75 in Glenpool, the gated and fenced development provides approximately 68 feet or more of drive-aisle width for vehicle maneuvering and includes 24/7 security monitoring. Drive times are approximately 10 minutes to Tulsa Hills, 15 minutes to South Tulsa, and 20 minutes to downtown Tulsa. The unit can accommodate storage, hobby areas, or business operations, subject to applicable requirements.
Key Highlights
- 2,400 square feet with a 25‑foot width and 96‑foot depth
- 16‑foot overhead door, pedestrian entry, insulation, and LED lighting
- Separately metered electric service with dedicated RV outlets
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
$15,514
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
5.17%
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%
$310,280
$310.3K
Cap Rate 7%
$221,629
$221.6K
Cap Rate 9%
$172,378
$172.4K
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
$18.7K $7.80/SF
− Vacancy
−$468 −$0.20/SF
EGI
$18.3K $7.60/SF
− OpEx
−$2.7K −$1.14/SF
NOI
$15.5K $6.46/SF
Area
Tulsa County, OK
Vacancy
2.50%
Lease Rate
$7.80 /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%
$310,280
Cap Rate 7%
$221,629
Cap Rate 9%
$172,378
Alternative Uses
Best Use
Warehouse
$221.6K
$193.9K – $258.6K
NOI $15,514 @ 7.0% cap · market cap 5.17%
Second Best
Flex RnD
$216.4K
$189.4K – $252.5K
NOI $15,149 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$540.9K
$473.3K – $631.1K
NOI $37,863 @ 7.0% cap · market cap 12.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
178
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74033, OK
13,254
Population
4,868
Households
2.7
Avg Household Size
34
Median Age
25%
College-Educated
91%
High-School Grad
12.3 sq mi
ZIP Area
1,078
Density / Sq Mi
$77,306
Median Household Income
$43,382
Median Earnings
$1,292
Median Rent
$194,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Steel construction, separate electric metering, and water and sewer connections support storage, hobby, and business functions.
Where is this flex space located?
The property is located at 16571 S Broadway Street W Glenpool, OK.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 2,400 square feet with a 25‑foot width and 96‑foot depth; 16‑foot overhead door, pedestrian entry, insulation, and LED lighting; Separately metered electric service with dedicated RV outlets
