Sapulpa Office For
For Sale
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1044 E Lincoln Ave, Sapulpa, OK 74066
2,000 SqFt office space available in Sapulpa, Oklahoma.
Property Size2,000 SF
Price / SF$225
Days on Market188
Property Features for 1044 E Lincoln Ave
General Information
Standard status
Active
Size
2,000 SF
Class
C
Property subtype
Office
Building Details
Year Built
1983
Buildings
1
Listing Agency:
Plains Commercial Real Estate
(405) 657-0096
Listed By:
Jake Hinckley · License #204520
Source:
Crexi
Added: Feb 5
Changed: Aug 8
Last Checked: Aug 11 at 10:58AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Plains Commercial Real Estate
Investment Insights
Based on property information with market context.
This commercial real estate offering features an office space with 2,000 square feet of area. The property is located in Sapulpa, Oklahoma.
Key Highlights
- Office Space available
- 2,000 SqFt of space
- Built in 1983
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
$28,578
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
6.35%
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%
$571,560
$571.6K
Cap Rate 7%
$408,257
$408.3K
Cap Rate 9%
$317,533
$317.5K
Market Conditions
NOI Build-Up for 2,000 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
$42.5K $21.24/SF
− Vacancy
−$4.4K −$2.19/SF
EGI
$38.1K $19.05/SF
− OpEx
−$9.5K −$4.76/SF
NOI
$28.6K $14.29/SF
Area
Creek County, OK
Vacancy
10.30%
Lease Rate
$21.24 /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%
$571,560
Cap Rate 7%
$408,257
Cap Rate 9%
$317,533
Alternative Uses
Best Use
Office B
$408.3K
$357.2K – $476.3K
NOI $28,578 @ 7.0% cap · market cap 6.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$491.8K
$430.4K – $573.8K
NOI $34,428 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
867
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - 2,000 SqFt office space available in Sapulpa, Oklahoma.
Where is this office units located?
The property is located at 1044 E Lincoln Ave Sapulpa, OK.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Office Space available; 2,000 SqFt of space; Built in 1983
