New Construction Flex
For Sale
$695,000
7720 NW 81st Circle, Oklahoma City, OK 73132
Commercial Sale, Oklahoma City, OK
Property Size4,620 SF
Price / SF$150.43
Days on Market361
Property Features for 7720 NW 81st Circle
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Directions
East on Wilshire from Council to Silver Crossing, north to NW 81st Circle, west to property.
Standard status
Active
Building Details
Year built
2026
Listing Agency:
Lowell Group, Inc.
(405) 787-5304
Listed By:
Reagan Lowell · License #145988
(405) 412-8853
Added: Sep 26, 2025
Changed: Sep 4
Last Checked: Sep 21 at 5:06AM
MLS# 11581328
Copyright © 2026 My State MLS. 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 4,620 SF flex property is under construction with estimated completion in February 2026. The 110' X 42' building will include a 12' X 14' overhead door, glass entry door with an awning, bathroom, and full insulation. The plan allows for as many as 7 OHDs total, and additional amenities and buildout are available. The property is offered for sale or lease.
Located in a mixed-use development between NW Expressway and Wilshire, the site is near restaurants, shopping, supply stores, established rooftops, business parks, Wiley Post Airport, and new residential growth. Access to the Oklahoma City metro is supported by the nearby Kilpatrick Turnpike entrance and exit at Wilshire. Allowable uses include office, retail, commercial, and light industrial applications.
Located in a mixed-use development between NW Expressway and Wilshire, the site is near restaurants, shopping, supply stores, established rooftops, business parks, Wiley Post Airport, and new residential growth. Access to the Oklahoma City metro is supported by the nearby Kilpatrick Turnpike entrance and exit at Wilshire. Allowable uses include office, retail, commercial, and light industrial applications.
Key Highlights
- 4,620 SF flex building under construction
- Estimated completion in February 2026
- 110' X 42' building with a 12' X 14' 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
$62,270
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
8.96%
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%
$1,245,400
$1.2M
Cap Rate 7%
$889,571
$889.6K
Cap Rate 9%
$691,889
$691.9K
Market Conditions
NOI Build-Up for 4,620 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
$99.8K $21.60/SF
− Vacancy
−$4.0K −$0.86/SF
EGI
$95.8K $20.74/SF
− OpEx
−$33.5K −$7.26/SF
NOI
$62.3K $13.48/SF
Area
Oklahoma City, OK
Vacancy
4.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$1,245,400
Cap Rate 7%
$889,571
Cap Rate 9%
$691,889
Alternative Uses
Best Use
Flex RnD
$889.6K
$778.4K – $1.04M
NOI $62,270 @ 7.0% cap · market cap 8.96%
Second Best
Warehouse
$522.4K
$457.1K – $609.5K
NOI $36,568 @ 7.0% cap · market cap 5.26%
Theoretical Best
Specialty Retail
$1.58M
$1.38M – $1.84M
NOI $110,603 @ 7.0% cap · market cap 15.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
634
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 73132, OK
28,394
Population
12,592
Households
2.3
Avg Household Size
36
Median Age
31%
College-Educated
92%
High-School Grad
7.6 sq mi
ZIP Area
3,736
Density / Sq Mi
$58,750
Median Household Income
$37,243
Median Earnings
$1,058
Median Rent
$200,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
- Swadley's Catering — 7156 NW 80th St, Oklahoma City, OK 73132
Frequently Asked Questions
What type of property is this?
Flex space - Under-construction space in a mixed-use development supports office, retail, commercial, and light industrial uses.
Where is this flex space located?
The property is located at 7720 NW 81st Circle Oklahoma City, OK.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: 4,620 SF flex building under construction; Estimated completion in February 2026; 110' X 42' building with a 12' X 14' overhead door
