Brick Storefront With Rear
For Sale
$405,000
122 N Main Street, Sand Springs, OK 74063
Commercial, Sand Springs, OK
Property Size3,360 SF
Lot Size0.08 Acres
Price / SF$120.54
Days on Market56
Property Features for 122 N Main Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
CH
Security features
Security System
Interior features
Display Window, Mini-Kitchen, Public Restrooms, Security System-Owned, Smoke Detector
Exterior features
Dumpster, Lighting, Sidewalk, Storage
Subdivision
Sand Springs OT
Elementary school district
Sand Springs - Sch Dist (2)
Middle school district
Sand Springs - Sch Dist (2)
High school district
Sand Springs - Sch Dist (2)
Directions
From Tulsa, take Highway 412 West to Sand Springs, exit Adams Rd, and continue west on E. Second St. until you reach N. Main St. Make a left on N. Main St. 122 N Main St. will be on your right.
Standard status
Active
APN
61475-91-11-05970
Size
3,360 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LT 4 LESS N11 INCHES BLK 44
Tax Annual Amount
4213
Legal Description
LT 4 LESS N11 INCHES BLK 44
Utilities
Utilities
Cable Available
Heating system
Central
Cooling system
Central Air
Amenities
firewall for potential live/work opportunities
two HVAC systems
full kitchen
full bathroom
plumbing available for additional restrooms
four built-in dressing rooms
abundant storage
rear alley access with additional parking
Building Details
Year built
1931
Flooring type
Wood, Carpet
Building materials
Brick
Additional Structures
Storage
Listing Agency:
Keller Williams Advantage · Keller Williams Realty
(918) 241-7653
Listed By:
Jill Brewer · License #182151
(918) 637-0262
Added: Jul 28
Changed: Sep 12
Last Checked: Sep 21 at 3:06AM
MLS# 2627653
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.
Investment Insights
Based on property information with market context.
This 3,360-square-foot brick storefront at 122 N Main Street includes a retail sales area with display windows, four built-in dressing rooms, abundant storage, and a full kitchen and bathroom. Two HVAC systems separately serve the front and rear portions of the building. The property also has wood and carpet flooring, central heating and cooling, a security system, smoke detectors, and plumbing available for additional restrooms. A firewall creates potential for live/work configuration, while the current layout can support retail, office, restaurant, salon, or mixed-use occupancy as described for the property.
The 0.077-acre site sits in Downtown Sand Springs with frontage along the route used for Oklahoma’s oldest nighttime Christmas parade and the Herbal Affair. Highway 412 is conveniently accessible, and the property benefits from additional highway visibility. Rear alley access provides additional parking, complemented by sidewalks, exterior lighting, and storage improvements. The building was constructed in 1931 and is zoned CH.
The 0.077-acre site sits in Downtown Sand Springs with frontage along the route used for Oklahoma’s oldest nighttime Christmas parade and the Herbal Affair. Highway 412 is conveniently accessible, and the property benefits from additional highway visibility. Rear alley access provides additional parking, complemented by sidewalks, exterior lighting, and storage improvements. The building was constructed in 1931 and is zoned CH.
Key Highlights
- 3,360‑square‑foot brick storefront at 122 N Main Street
- CH zoning with retail, office, restaurant, salon, and mixed‑use possibilities described for the property
- Two HVAC systems serve the front and rear portions of the building
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
$34,222
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
8.45%
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%
$684,440
$684.4K
Cap Rate 7%
$488,886
$488.9K
Cap Rate 9%
$380,244
$380.2K
Market Conditions
NOI Build-Up for 3,360 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
$50.4K $15.00/SF
− Vacancy
−$1.5K −$0.45/SF
EGI
$48.9K $14.55/SF
− OpEx
−$14.7K −$4.36/SF
NOI
$34.2K $10.18/SF
Area
Tulsa County, OK
Vacancy
3.00%
Lease Rate
$15.00 /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%
$684,440
Cap Rate 7%
$488,886
Cap Rate 9%
$380,244
Alternative Uses
Best Use
Retail
$488.9K
$427.8K – $570.4K
NOI $34,222 @ 7.0% cap · market cap 8.45%
Second Best
Mixed Use
$437.4K
$382.7K – $510.3K
NOI $30,618 @ 7.0% cap · market cap 7.56%
Theoretical Best
Office A
$757.3K
$662.6K – $883.5K
NOI $53,008 @ 7.0% cap · market cap 13.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
837
Businesses Nearby
19k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Home Improvements & Furnishings 49%
Taco Bueno
Dining
9,653 visits/mo
0.4 miles
Harbor Freight Tools
Home Improvements & Furnishings
9,319 visits/mo
0.5 miles
Demographics for 74063, OK
30,630
Population
12,823
Households
2.4
Avg Household Size
42
Median Age
24%
College-Educated
91%
High-School Grad
129.8 sq mi
ZIP Area
236
Density / Sq Mi
$71,569
Median Household Income
$41,815
Median Earnings
$989
Median Rent
$187,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail building with two HVAC systems, a full kitchen, dressing rooms, storage, and CH zoning.
Where is this storefront property located?
The property is located at 122 N Main Street Sand Springs, OK.
What is the asking price?
The asking price for this property is $405,000.
What are key features of this property?
This property features: 3,360‑square‑foot brick storefront at 122 N Main Street; CH zoning with retail, office, restaurant, salon, and mixed‑use possibilities described for the property; Two HVAC systems serve the front and rear portions of the building
