Modern Office/Warehouse in Broken
For Sale
Contact for pricing
11160 S 225th East Avenue, Broken Arrow, OK 74014
2021-built office/warehouse with secure yard and ample parking.
Property Size25,070 SF
Price / SF$132.63
Days on Market364
Property Features for 11160 S 225th East Avenue
General Information
Standard status
Active
Size
25,070 SF
Property subtype
Industrial, Office
Zoning
CG
Building Details
Year Built
2021
Listing Agency:
Chinowth and Cohen Realtors
(918) 924-2405
Listed By:
Kay Sullivan · License #OK 170810
Source:
Crexi
Added: Aug 10, 2025
Changed: Aug 8
Last Checked: Aug 8 at 3:12PM
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 Chinowth and Cohen Realtors
Investment Insights
Based on property information with market context.
Constructed in 2021, this office/warehouse property features 8,365 square feet of office space, including ten offices, two executive offices with private restrooms, a 22-foot by 31-foot conference room, and a 25-foot by 31-foot employee workroom equipped with a full kitchen and an indoor safe room. The warehouse space provides 16,715 square feet of fully insulated shop area, complemented by a 2,904-square-foot climate-controlled tool room. The warehouse includes six loading doors, with two measuring 12 feet by 14 feet and four measuring 12 feet by 12 feet. The building features a clear span, 3-phase power, a breakroom with a full kitchen, and restrooms. The property includes a secured gravel fenced yard and 20 parking spaces. Zoned Commercial General (CG), the property is located in Broken Arrow, Oklahoma.
Key Highlights
- Modern construction, built in 2021.
- Significant office space (8365 sf) featuring multiple offices, conference room, employee workroom with full kitchen, and executive offices with private restrooms.
- Large warehouse space (16,715 sf) includes a climate‑controlled tool room (2904 sf) and six loading doors.
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
$293,906
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
8.84%
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%
$5,878,120
$5.9M
Cap Rate 7%
$4,198,657
$4.2M
Cap Rate 9%
$3,265,622
$3.3M
Market Conditions
NOI Build-Up for 25,070 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
$502.4K $20.04/SF
− Vacancy
−$110.5K −$4.41/SF
EGI
$391.9K $15.63/SF
− OpEx
−$98.0K −$3.91/SF
NOI
$293.9K $11.72/SF
Area
Broken Arrow, OK
Vacancy
22.00%
Lease Rate
$20.04 /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%
$5,878,120
Cap Rate 7%
$4,198,657
Cap Rate 9%
$3,265,622
Alternative Uses
Best Use
Office B
$4.20M
$3.67M – $4.90M
NOI $293,906 @ 7.0% cap · market cap 8.84%
Second Best
Flex RnD
$3.14M
$2.75M – $3.67M
NOI $219,989 @ 7.0% cap · market cap 6.62%
Theoretical Best
Office A
$5.86M
$5.13M – $6.84M
NOI $410,490 @ 7.0% cap · market cap 12.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74014, OK
41,284
Population
15,500
Households
2.7
Avg Household Size
38
Median Age
33%
College-Educated
94%
High-School Grad
105.0 sq mi
ZIP Area
393
Density / Sq Mi
$94,102
Median Household Income
$47,193
Median Earnings
$1,433
Median Rent
$240,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - 2021-built office/warehouse with secure yard and ample parking.
Where is this flex space located?
The property is located at 11160 S 225th East Avenue Broken Arrow, OK.
What is the asking price?
The asking price for this property is $3,325,000.
What are key features of this property?
This property features: Modern construction, built in 2021.; Significant office space (8365 sf) featuring multiple offices, conference room, employee workroom with full kitchen, and executive offices with private restrooms.; Large warehouse space (16,715 sf) includes a climate‑controlled tool room (2904 sf) and six loading doors.
