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    Office/Warehouse Investment Opportunity Title is generated by Realmo AI

    11200 S 225th East Avenue, Broken Arrow, OK 74014

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    For Sale
    $3,425,000

    COMMERCIAL - Broken Arrow, OK

    Property size:
    23,000 SF
    Lot size:
    2.50 Acres
    Price / SF:
    $148/SF
    Added:
    Jun 5, 2025
    Days on Market:
    346
    Last Refresh:
    May 16 at 5:06 pm

    Property Features for 11200 S 225th East Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    CG
    Security features
    Security System
    Interior features
    Cable TV Wired, Mini-Kitchen, Public Restrooms, Security System-Owned, Smoke Detector
    Exterior features
    Lighting, Prof Landscaped
    Standard status
    Active
    Size
    23,000 SF
    Lot size
    2.50 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    Legal TBD
    Tax Annual Amount
    6536

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Tank
    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    2019
    Building materials
    Steel
    Roof type
    Metal

    We can help!

    Listing Contact
    Kay Sullivan
    Kay Sullivan

    Listing agent Kay Sullivan License #170810

    Listing office Chinowth & Cohen 7510 E 111th St S, Tulsa, OK

    Listing date Jun 5, 2025

    MLS# 2524044

    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.

    HighLights

    • Fully leased with 8 years remaining on a NNN lease, providing a stable, passive income stream.
    • Boasting 45,000 sq ft of fenced yard space, offering substantial outdoor storage.
    • Six roll‑up doors (16' high x 12' wide) facilitating efficient loading/unloading and warehouse accessibility.
    • 17 offices, a boardroom, and a full chef's kitchen provide comprehensive amenities.
    • Features Phase 3 power, supporting high‑energy demands.
    • Climate‑controlled tool room within the warehouse ensures optimal storage conditions.

    Overview

    This commercial property in Broken Arrow, OK, presents an investment opportunity with a fully leased office and warehouse space. The property is currently zoned CG. The building encompasses 23,000 square feet and includes 17 offices, a storage room, a board room, and a full chef's kitchen. The warehouse features a climate-controlled tool room and six roll-up doors that measure 16 feet high and 12 feet wide. It also has Phase 3 power. The property includes 2.5 acres, with 45,000 square feet of fenced yard space. The property is under a NNN lease with eight years remaining.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $3.00M
    NOI $269,638 @ 9.00% cap · cautious / downside scenario
    Moderate
    $3.85M
    NOI $269,638 @ 7.00% cap · market / base-case scenario
    Aggressive
    $5.39M
    NOI $269,638 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $460.9k $20.04
    − Vacancy −$101.4k −$4.41
    EGI $359.5k $15.63
    − OpEx −$89.9k −$3.91
    NOI $269.6k $11.72
    23,000 SF · lease $20.04/SF/yr · vacancy 22.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $3.85M
    $3.37M – $4.49M (±1% cap)
    NOI $269,638 @ 7.0% cap · market cap 7.87%
    Second Best
    Warehouse
    $2.31M
    $2.02M – $2.70M (±1% cap)
    NOI $161,839 @ 7.0% cap · market cap 4.73%
    Theoretical Best
    Office A
    $5.38M
    $4.71M – $6.28M (±1% cap)
    NOI $376,596 @ 7.0% cap · market cap 11.00%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Building Supply Big Box & Wholesale Store Auto Repair Shop Kitchen & Bath Showroom Storage Facility Bar & Pub Bakery Plumbing Service

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Aspen Mini Storage — 21848 OK-51, Broken Arrow, OK 74014
    • Coachport — 9740 S 219th E Ave, Broken Arrow, OK 74014
    • Aspen Outdoor Boat & RV Storage — 4201 E Washington St, Broken Arrow, OK 74014
    • CoachPort — 21801 E 96th St, Broken Arrow, OK 74014

    Location Insight

    • Map
    • Local Demand
    City
    Broken Arrow
    County
    Wagoner
    State
    Oklahoma
    Longitude
    -95.727773
    Latitude
    35.999036

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    FAQs

    What type of property is this?
    Warehouse - Fully leased office/warehouse with fenced yard space for sale.
    Where is this warehouse located?
    The property is located at 11200 S 225th East Avenue Broken Arrow, OK.
    What is the asking price?
    The asking price for this property is $3,425,000.
    What are key features of this property?
    This property features: Fully leased with 8 years remaining on a NNN lease, providing a stable, passive income stream.; Boasting 45,000 sq ft of fenced yard space, offering substantial outdoor storage.; Six roll‑up doors (16' high x 12' wide) facilitating efficient loading/unloading and warehouse accessibility.
    (918) 392-0900
    We can help!
    Listing Contact
    Kay Sullivan
    Kay Sullivan
    Real Estate License ID: 170810
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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