Industrial Distribution
For Sale
Contact for pricing
1111 North 161st East Avenue, Tulsa, OK 74116
For sale distribution warehouse property offering substantial industrial space for logistics and storage operations.
Property Size97,204 SF
Price / SF$91.07
Days on Market100
Property Features for 1111 North 161st East Avenue
General Information
Standard status
Active
Size
97,204 SF
Class
A
Property subtype
Industrial
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$597,535
Building Details
Year Built
1986
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Marcus & Millichap - Oklahoma City
Listed By:
Tim Speck · License #9002994
Source:
Crexi
Added: Jun 3
Changed: Sep 3
Last Checked: Sep 9 at 9:09AM
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 Marcus & Millichap - Oklahoma City
Investment Insights
Based on property information with market context.
This property is an industrial distribution warehouse available for sale, totaling 97,204 square feet. The offering is positioned within the warehouse and distribution center categories, making it a straightforward fit for companies seeking dedicated industrial space for storage and distribution activities. For details beyond the basic listing information, the full marketing package is available via the property website.
The asset is located at 1111 North 161st East Avenue in Tulsa, Oklahoma. The address provides the property’s primary identification and access location for prospective buyers and brokers preparing next steps, including tours and underwriting.
Given the property’s warehouse/distribution center classification and its sizable footprint, it may be suitable for tenants and buyers looking for space that can support distribution workflows and general industrial warehousing needs. Interested parties should review the complete marketing package through the provided website link to confirm building-specific details and any operational characteristics that could affect fit, expansion planning, or leasing strategy.
The asset is located at 1111 North 161st East Avenue in Tulsa, Oklahoma. The address provides the property’s primary identification and access location for prospective buyers and brokers preparing next steps, including tours and underwriting.
Given the property’s warehouse/distribution center classification and its sizable footprint, it may be suitable for tenants and buyers looking for space that can support distribution workflows and general industrial warehousing needs. Interested parties should review the complete marketing package through the provided website link to confirm building-specific details and any operational characteristics that could affect fit, expansion planning, or leasing strategy.
Key Highlights
- Distribution warehouse property offering industrial space for logistics and storage operations
- Built in 1986
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
$567,424
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
6.41%
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%
$11,348,480
$11.3M
Cap Rate 7%
$8,106,057
$8.1M
Cap Rate 9%
$6,304,711
$6.3M
Market Conditions
NOI Build-Up for 97,204 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
$688.2K $7.08/SF
− Vacancy
−$20.6K −$0.21/SF
EGI
$667.6K $6.87/SF
− OpEx
−$100.1K −$1.03/SF
NOI
$567.4K $5.84/SF
Area
Tulsa, OK
Vacancy
3.00%
Lease Rate
$7.08 /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%
$11,348,480
Cap Rate 7%
$8,106,057
Cap Rate 9%
$6,304,711
Alternative Uses
Best Use
Warehouse
$8.11M
$7.09M – $9.46M
NOI $567,424 @ 7.0% cap · market cap 6.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$20.73M
$18.14M – $24.19M
NOI $1,451,248 @ 7.0% cap · market cap 16.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74116, OK
4,069
Population
1,665
Households
2.4
Avg Household Size
35
Median Age
9%
College-Educated
75%
High-School Grad
18.0 sq mi
ZIP Area
226
Density / Sq Mi
$56,296
Median Household Income
$34,938
Median Earnings
$783
Median Rent
$137,500
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 Tulsa, OK
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Frequently Asked Questions
What type of property is this?
Warehouse - For sale distribution warehouse property offering substantial industrial space for logistics and storage operations.
Where is this warehouse located?
The property is located at 1111 North 161st East Avenue Tulsa, OK.
What is the asking price?
The asking price for this property is $8,852,372.
What are key features of this property?
This property features: Distribution warehouse property offering industrial space for logistics and storage operations; Built in 1986
