Two-Story Office Building with
For Sale
Contact for pricing
7780 E 106th St, Tulsa, OK 74133
Two-story office building with elevator service, backup generator, and a full kitchen.
Property Size9,865 SF
Price / SF$228.08
Days on Market186
Property Features for 7780 E 106th St
General Information
Standard status
Active
Size
9,865 SF
Property subtype
OFFICE
Building Details
Stories
2
Listing Agency:
Look Commercial Properties
(918) 289-7300
Listed By:
Jim Burcham
Source:
Moodyscre
Added: Mar 3
Changed: Jul 21
Last Checked: Jul 21 at 7:42AM
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 Look Commercial Properties
Investment Insights
Based on property information with market context.
This two-story Mediterranean-style office building offers elevator access and high ceilings throughout. The property includes a full kitchen and wet bars in every quadrant of the building, supporting flexible meeting and entertaining needs. A large conference room measuring 19 by 30 provides a dedicated space for group discussions and presentations.
The building is described as located just south of the Creek Turnpike on a quiet cul-de-sac. Post Rock Shopping and Lifestyle is within walking distance.
The property is being offered for sale and may be leased as well, with the option for existing tenants to stay or leave.
The building is described as located just south of the Creek Turnpike on a quiet cul-de-sac. Post Rock Shopping and Lifestyle is within walking distance.
The property is being offered for sale and may be leased as well, with the option for existing tenants to stay or leave.
Key Highlights
- Two‑story office building with elevator service and high ceilings throughout
- Backup generator on site
- Large conference room measuring 19 x 30
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
$137,972
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
6.13%
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%
$2,759,440
$2.8M
Cap Rate 7%
$1,971,029
$2.0M
Cap Rate 9%
$1,533,022
$1.5M
Market Conditions
NOI Build-Up for 9,865 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
$219.0K $22.20/SF
− Vacancy
−$35.0K −$3.55/SF
EGI
$184.0K $18.65/SF
− OpEx
−$46.0K −$4.66/SF
NOI
$138.0K $13.99/SF
Area
ZIP 74133
Vacancy
16.00%
Lease Rate
$22.20 /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%
$2,759,440
Cap Rate 7%
$1,971,029
Cap Rate 9%
$1,533,022
Alternative Uses
Best Use
Office B
$1.97M
$1.72M – $2.30M
NOI $137,972 @ 7.0% cap · market cap 6.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.62M
$2.29M – $3.05M
NOI $183,252 @ 7.0% cap · market cap 8.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,154
Businesses Nearby
Explore this area
Business Placement
Demographics for 74133, OK
48,331
Population
22,638
Households
2.1
Avg Household Size
38
Median Age
42%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
3,528
Density / Sq Mi
$73,983
Median Household Income
$43,897
Median Earnings
$1,129
Median Rent
$254,700
Median Home Value
Market
Vacancy Rate% for Office in Tulsa, OK
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Two-story office building with elevator service, backup generator, and a full kitchen.
Where is this office building located?
The property is located at 7780 E 106th St Tulsa, OK.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Two‑story office building with elevator service and high ceilings throughout; Backup generator on site; Large conference room measuring 19 x 30
