Mixed-Use Storefront
For Sale
Contact for pricing
120 E Commercial St, Broken Arrow, OK 74012
Storefront space near downtown shops, dining, and pedestrian activity supports retail, office, and service uses.
Property Size4,756 SF
Price / SF$178.72
Days on Market147
Property Features for 120 E Commercial St
General Information
Standard status
Active
Size
4,756 SF
Property subtype
Mixed Use, Office, Retail
Building Details
Year Renovated
2025
Buildings
1
Stories
1
Units
1
Listing Agency:
Retail Site Group LLC
Listed By:
Danny Ojeda · License #OK 155828
Source:
Crexi
Added: Apr 7
Changed: Aug 31
Last Checked: Aug 31 at 3:34AM
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 Retail Site Group LLC
Investment Insights
Based on property information with market context.
This 4,756-square-foot mixed-use storefront property is positioned just off S Main St in downtown Broken Arrow. The space offers a street-facing commercial setting with walkable access to surrounding shops, dining, and community activity.
S Main St records 4,600 VPD, providing an established traffic corridor alongside the area’s pedestrian presence. The property’s configuration and downtown setting support boutique retail, office, and service-oriented occupancy, subject to applicable approvals and user requirements.
S Main St records 4,600 VPD, providing an established traffic corridor alongside the area’s pedestrian presence. The property’s configuration and downtown setting support boutique retail, office, and service-oriented occupancy, subject to applicable approvals and user requirements.
Key Highlights
- 4,756‑square‑foot mixed‑use storefront property
- Just off S Main St in downtown Broken Arrow
- S Main St traffic volume of 4,600 VPD
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
$55,756
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
6.56%
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%
$1,115,120
$1.1M
Cap Rate 7%
$796,514
$796.5K
Cap Rate 9%
$619,511
$619.5K
Market Conditions
NOI Build-Up for 4,756 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
$95.3K $20.04/SF
− Vacancy
−$21.0K −$4.41/SF
EGI
$74.3K $15.63/SF
− OpEx
−$18.6K −$3.91/SF
NOI
$55.8K $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%
$1,115,120
Cap Rate 7%
$796,514
Cap Rate 9%
$619,511
Alternative Uses
Best Use
Office B
$796.5K
$697.0K – $929.3K
NOI $55,756 @ 7.0% cap · market cap 6.56%
Second Best
Mixed Use
$724.6K
$634.0K – $845.4K
NOI $50,723 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$1.11M
$973.4K – $1.30M
NOI $77,874 @ 7.0% cap · market cap 9.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
962
Businesses Nearby
Explore this area
Business Placement
Demographics for 74012, OK
63,918
Population
26,069
Households
2.5
Avg Household Size
37
Median Age
34%
College-Educated
94%
High-School Grad
24.8 sq mi
ZIP Area
2,577
Density / Sq Mi
$80,079
Median Household Income
$44,321
Median Earnings
$1,211
Median Rent
$223,100
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?
Mixed-use property - Storefront space near downtown shops, dining, and pedestrian activity supports retail, office, and service uses.
Where is this mixed-use property located?
The property is located at 120 E Commercial St Broken Arrow, OK.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 4,756‑square‑foot mixed‑use storefront property; Just off S Main St in downtown Broken Arrow; S Main St traffic volume of 4,600 VPD
