Office/Warehouse Space in Tulsa,
For Sale
Contact for pricing
807 S Xanthus Pl, Tulsa, OK
16,660 SF office/warehouse space available for sale.
Property Size16,660 SF
Lot Size0.92 Acres
Price / SF$54.92
Days on Market855
Property Features for 807 S Xanthus Pl
General Information
Standard status
Active
Size
16,660 SF
Lot size
0.92 Acres
Property subtype
INDUSTRIAL
Listing Agency:
Coldwell Banker Commercial Select
(918) 712-4310
Listed By:
Mike Berman · License #130712
(918) 231-6966
Source:
Moodyscre
Added: May 10, 2024
Changed: Aug 10
Last Checked: Sep 11 at 7:22AM
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 Coldwell Banker Commercial Select
Investment Insights
Based on property information with market context.
This property offers a total of 16,660 square feet of office and warehouse space. The warehouse component comprises 11,770 square feet, while the office and finished area account for 4,890 square feet. The property is located in Tulsa, OK.
Key Highlights
- 11,770 SF Warehouse Space available.
- Features 4,890 SF of Office/Finished Space.
- Over 16,000 Total Square Footage.
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
$80,090
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
8.75%
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%
$1,601,800
$1.6M
Cap Rate 7%
$1,144,143
$1.1M
Cap Rate 9%
$889,889
$889.9K
Market Conditions
NOI Build-Up for 16,660 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
$118.0K $7.08/SF
− Vacancy
−$3.5K −$0.21/SF
EGI
$114.4K $6.87/SF
− OpEx
−$34.3K −$2.06/SF
NOI
$80.1K $4.81/SF
Area
Tulsa, OK
Vacancy
3.00%
Lease Rate
$7.08 /SF/Yr
Expense Ratio
30.00%
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%
$1,601,800
Cap Rate 7%
$1,144,143
Cap Rate 9%
$889,889
Alternative Uses
Best Use
Warehouse
$1.39M
$1.22M – $1.62M
NOI $97,252 @ 7.0% cap · market cap 10.63%
Second Best
Industrial
$1.14M
$1.00M – $1.33M
NOI $80,090 @ 7.0% cap · market cap 8.75%
Theoretical Best
Office A
$3.55M
$3.11M – $4.15M
NOI $248,732 @ 7.0% cap · market cap 27.18%
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
2,010
Businesses Nearby
Balanced
Demand for This Use
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Tulsa, OK
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- Tulsa Downtown Storage — 1254 E 3rd St, Tulsa, OK 74120
- Self Storage — Tulsa, OK 74120
Frequently Asked Questions
What type of property is this?
Warehouse - 16,660 SF office/warehouse space available for sale.
Where is this warehouse located?
The property is located at 807 S Xanthus Pl Tulsa, OK.
What is the asking price?
The asking price for this property is $915,000.
What are key features of this property?
This property features: 11,770 SF Warehouse Space available.; Features 4,890 SF of Office/Finished Space.; Over 16,000 Total Square Footage.
