Insulated Flex Space Garage
For Sale
$180,000
16571 S Broadway Street W, Glenpool, OK 74033
Commercial, Glenpool, OK
Property Size1,500 SF
Price / SF$120
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
1,500 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
Mammoth Luxury Garage Condos Unit B6
Legal Description
Mammoth Luxury Garage Condos Unit B6
Utilities
Utilities
Cable Available
Amenities
gated and fenced access
24/7 security monitoring
dedicated RV outlets
internet and cable access
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 7:06AM
MLS# 2611181
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 1,500-square-foot flex space unit is configured as a private garage condo with a 25-foot width, 60-foot depth, and 16-foot overhead door. Built in 2023 with steel construction, the unit includes insulation, concrete flooring, LED lighting, a pedestrian entrance, and separately metered electric service. Dedicated RV outlets, water and sewer connections, plus cable and internet access expand its functional range. Optional improvements include mezzanines, HVAC, epoxy flooring, and built-in cabinetry.
The gated, fenced development is positioned just off Hwy 75 at 16571 S Broadway Street W in Glenpool. Wide drive aisles of approximately 68 feet or more accommodate vehicle movement, while 24/7 security monitoring supports controlled access. Tulsa Hills is 10 minutes away, South Tulsa is 15 minutes away, and downtown Tulsa is 20 minutes away.
The gated, fenced development is positioned just off Hwy 75 at 16571 S Broadway Street W in Glenpool. Wide drive aisles of approximately 68 feet or more accommodate vehicle movement, while 24/7 security monitoring supports controlled access. Tulsa Hills is 10 minutes away, South Tulsa is 15 minutes away, and downtown Tulsa is 20 minutes away.
Key Highlights
- 1,500‑square‑foot unit measuring 25 feet wide by 60 feet deep
- 16‑foot overhead door with dedicated RV outlets
- Insulated unit with separately metered electric service and LED lighting
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
$9,696
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
5.39%
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%
$193,920
$193.9K
Cap Rate 7%
$138,514
$138.5K
Cap Rate 9%
$107,733
$107.7K
Market Conditions
NOI Build-Up for 1,500 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
$11.7K $7.80/SF
− Vacancy
−$293 −$0.20/SF
EGI
$11.4K $7.60/SF
− OpEx
−$1.7K −$1.14/SF
NOI
$9.7K $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%
$193,920
Cap Rate 7%
$138,514
Cap Rate 9%
$107,733
Alternative Uses
Best Use
Warehouse
$138.5K
$121.2K – $161.6K
NOI $9,696 @ 7.0% cap · market cap 5.39%
Second Best
Flex RnD
$135.3K
$118.4K – $157.8K
NOI $9,468 @ 7.0% cap · market cap 5.26%
Theoretical Best
Office A
$338.1K
$295.8K – $394.4K
NOI $23,664 @ 7.0% cap · market cap 13.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
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 with dedicated utilities supports storage, hobby, and business uses.
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 $180,000.
What are key features of this property?
This property features: 1,500‑square‑foot unit measuring 25 feet wide by 60 feet deep; 16‑foot overhead door with dedicated RV outlets; Insulated unit with separately metered electric service and LED lighting
