Office Building with Dual-Level
For Sale
$1,350,000
7810 E 108th Street S, Tulsa, OK 74133
Commercial, Tulsa, OK
Property Size4,960 SF
Lot Size0.36 Acres
Price / SF$272.18
Days on Market203
Property Features for 7810 E 108th Street S
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
OFC BLDG
Parking features
Off Street
Interior features
9' Ceiling Height, Cable TV Wired, High Speed Internet, Mini-Kitchen, Public Restrooms, Smoke Detector
Exterior features
Door Sign, Dumpster, Lighting, Sidewalk
Elementary school district
Jenks - Sch Dist (5)
Middle school district
Jenks - Sch Dist (5)
High school district
Jenks - Sch Dist (5)
Directions
POB 111st S & S Memorial Dr: Head north on S Memorial Dr, Turn left onto E 109th St, Turn left onto E 108th St, turn left, turn right, destination will be on the left.
Standard status
Active
Size
4,960 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PRT LT 3 BEG NWC LT 3 TH E120.98 S128.22 W121.99 N129.17 POB BLK 1
Tax Annual Amount
18895
Legal Description
PRT LT 3 BEG NWC LT 3 TH E120.98 S128.22 W121.99 N129.17 POB BLK 1
Utilities
Utilities
Cable Available
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2021
Flooring type
Carpet, Tile, Vinyl
Building materials
Frame
Roof type
Composition
Listing Agency:
Realty One Group Dreamers
(539) 367-1555
Listed By:
Joanna Ford · License #147783
(918) 381-2555
Added: Feb 10
Changed: Aug 19
Last Checked: Sep 1 at 8:06AM
MLS# 2604468
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.
Completed in 2021, this 4,960-square-foot office building is arranged across two levels with a mirrored layout. Each floor includes office areas, a kitchen, and bathrooms, supporting single-occupant or dual-occupant configurations. Interior finishes include carpet, tile, and vinyl flooring, with 9' ceilings, central heating and central air conditioning, cable TV wiring, and high-speed internet capability.
The property occupies 0.359 acres at 7810 E 108th Street S in Tulsa, Oklahoma. Exterior features include sidewalk access, lighting, door signage, a dumpster, and off-street parking. The building has frame construction and a composition roof, with OFC BLDG zoning.
The property occupies 0.359 acres at 7810 E 108th Street S in Tulsa, Oklahoma. Exterior features include sidewalk access, lighting, door signage, a dumpster, and off-street parking. The building has frame construction and a composition roof, with OFC BLDG zoning.
Key Highlights
- 4,960 square feet of office space completed in 2021
- 0.359‑acre property at 7810 E 108th Street S, Tulsa, OK 74133
- Two‑level layout with offices, kitchens, and bathrooms on both floors
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
$69,371
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
5.14%
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%
$1,387,420
$1.4M
Cap Rate 7%
$991,014
$991.0K
Cap Rate 9%
$770,789
$770.8K
Market Conditions
NOI Build-Up for 4,960 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
$110.1K $22.20/SF
− Vacancy
−$17.6K −$3.55/SF
EGI
$92.5K $18.65/SF
− OpEx
−$23.1K −$4.66/SF
NOI
$69.4K $13.99/SF
Area
ZIP 74133
Vacancy
16.00%
Lease Rate
$22.20 /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%
$1,387,420
Cap Rate 7%
$991,014
Cap Rate 9%
$770,789
Alternative Uses
Best Use
Office B
$991.0K
$867.1K – $1.16M
NOI $69,371 @ 7.0% cap · market cap 5.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.32M
$1.15M – $1.54M
NOI $92,137 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,064
Businesses Nearby
Explore this area
Business Placement
Demographics for 74133, OK
48,331
Population
22,638
Households
2.1
Avg Household Size
38
Median Age
42%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
3,528
Density / Sq Mi
$73,983
Median Household Income
$43,897
Median Earnings
$1,129
Median Rent
$254,700
Median Home Value
Market
Vacancy Rate% for Office in Tulsa, OK
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Configured for single or double occupancy with kitchens and restrooms serving each floor.
Where is this office building located?
The property is located at 7810 E 108th Street S Tulsa, OK.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 4,960 square feet of office space completed in 2021; 0.359‑acre property at 7810 E 108th Street S, Tulsa, OK 74133; Two‑level layout with offices, kitchens, and bathrooms on both floors
