Recently Remodeled Office
For Sale
$450,000
7181 S Braden Ave, Tulsa, OK 74136
Remodeled office layout includes reception, conference area, four offices, kitchen, and attached garage for storage.
Property Size2,892 SF
Price / SF$155.60
Days on Market835
Property Features for 7181 S Braden Ave
General Information
Standard status
Active
Size
2,892 SF
Taxes and HOA fees
Annual Taxes
$3,295
Listing Agency:
Coldwell Banker Select
(814) 452-2100
Listed By:
Amy Baumann
(918) 812-6510
Source:
Exprealty
Added: May 23, 2024
Changed: Aug 21
Last Checked: Sep 2 at 2:18AM
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 Select
Investment Insights
Based on property information with market context.
This recently remodeled office suite offers a practical mix of shared and private space, including a reception area and conference area plus four offices. The interior includes three bathrooms, including a private bath in the owner’s office. A full kitchen with appliances is also in place, with additional room off the kitchen for laundry or storage.
The property is positioned in the professional 71st and Yale corridor of Tulsa and is shown by appointment only. An attached garage provides extra storage convenience.
For a tenant or buyer seeking an owner-user or investor-ready setup, the space is designed to support an efficient day-to-day office workflow with dedicated rooms for meetings and private work.
The property is positioned in the professional 71st and Yale corridor of Tulsa and is shown by appointment only. An attached garage provides extra storage convenience.
For a tenant or buyer seeking an owner-user or investor-ready setup, the space is designed to support an efficient day-to-day office workflow with dedicated rooms for meetings and private work.
Key Highlights
- Remodeled office space with 2,892 SF in the 71st and Yale professional corridor of Tulsa
- Reception area plus conference area and 4 offices
- 3 bathrooms including a private bath in the owner’s office
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
$37,555
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
8.35%
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%
$751,100
$751.1K
Cap Rate 7%
$536,500
$536.5K
Cap Rate 9%
$417,278
$417.3K
Market Conditions
NOI Build-Up for 2,892 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
$58.0K $20.04/SF
− Vacancy
−$7.9K −$2.73/SF
EGI
$50.1K $17.31/SF
− OpEx
−$12.5K −$4.33/SF
NOI
$37.6K $12.99/SF
Area
ZIP 74136
Vacancy
13.60%
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%
$751,100
Cap Rate 7%
$536,500
Cap Rate 9%
$417,278
Alternative Uses
Best Use
Office B
$536.5K
$469.4K – $625.9K
NOI $37,555 @ 7.0% cap · market cap 8.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$627.1K
$548.7K – $731.6K
NOI $43,897 @ 7.0% cap · market cap 9.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,302
Businesses Nearby
Explore this area
Business Placement
Demographics for 74136, OK
30,416
Population
16,375
Households
1.9
Avg Household Size
38
Median Age
38%
College-Educated
91%
High-School Grad
7.7 sq mi
ZIP Area
3,950
Density / Sq Mi
$51,314
Median Household Income
$35,072
Median Earnings
$926
Median Rent
$292,200
Median Home Value
Market
Vacancy Rate% for Office in Tulsa, OK
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Remodeled office layout includes reception, conference area, four offices, kitchen, and attached garage for storage.
Where is this office building located?
The property is located at 7181 S Braden Ave Tulsa, OK.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Remodeled office space with 2,892 SF in the 71st and Yale professional corridor of Tulsa; Reception area plus conference area and 4 offices; 3 bathrooms including a private bath in the owner’s office
