Live-Work Space with Office and Exam
For Sale
$925,000
13008 S 193rd E Avenue, Broken Arrow, OK 74014
COMMERCIAL - Broken Arrow, OK
Property Size2,000 SF
Lot Size2.50 Acres
Price / SF$385.42
Days on Market48
Property Features for 13008 S 193rd E Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
CS
Security features
Security System
Interior features
Cable TV Wired, Public Restrooms, Security System-Owned, Smoke Detector
Exterior features
Lighting, Pole Sign, Prof Landscaped, Sidewalk, Storage
Elementary school district
Broken Arrow - Sch Dist (3)
Middle school district
Broken Arrow - Sch Dist (3)
High school district
Broken Arrow - Sch Dist (3)
Directions
Southwest corner at 131st and County Line.
Standard status
Active
APN
97401-74-01-67110
Size
2,400 SF
Lot size
2.50 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BEG SECR SE SE TH W240 N454 E240 S454 POB SEC 1 17 14
Tax Annual Amount
1179
Legal Description
BEG SECR SE SE TH W240 N454 E240 S454 POB SEC 1 17 14
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1985
Flooring type
Carpet, Tile
Building materials
Frame
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Chinowth & Cohen
(918) 943-3009
Listed By:
Kay Sullivan · License #170810
(918) 924-2405
Added: Jun 22
Changed: Aug 4
Last Checked: Aug 8 at 8:06PM
MLS# 2622900
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 live-work property includes an office building and a residence on one site. The office building is reported as 2000 SF and is currently arranged with a reception area, four exam offices, an assistant office, a private doctor’s office, two storage rooms, two bathrooms, and a kitchen. The residence is reported as 2400 SF and includes two bedrooms, two baths, a dining room, living room, and a sunroom, along with a two-car garage.
A special exception allows living on the property, and the site has three different addresses. The property sits on a 2.501-acre lot with a frame structure, metal roof, central heating and central air conditioning, and septic tank sewer service. Exterior improvements include a pole sign, professional landscaping, lighting, and sidewalk. Interior features include cable TV wiring, security system owned, and smoke detectors.
A special exception allows living on the property, and the site has three different addresses. The property sits on a 2.501-acre lot with a frame structure, metal roof, central heating and central air conditioning, and septic tank sewer service. Exterior improvements include a pole sign, professional landscaping, lighting, and sidewalk. Interior features include cable TV wiring, security system owned, and smoke detectors.
Key Highlights
- 2.501‑acre live‑work site with special exception to live on the property and three different addresses
- Office building reported at 2000 SF: reception, four exam offices, assistant office, private doctor’s office, kitchen, two bathrooms
- Residence reported at 2400 SF: two bedrooms, two baths, dining room, living room, sunroom, and 2‑car garage
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
$28,136
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
3.04%
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%
$562,720
$562.7K
Cap Rate 7%
$401,943
$401.9K
Cap Rate 9%
$312,622
$312.6K
Market Conditions
NOI Build-Up for 2,400 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
$48.1K $20.04/SF
− Vacancy
−$10.6K −$4.41/SF
EGI
$37.5K $15.63/SF
− OpEx
−$9.4K −$3.91/SF
NOI
$28.1K $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%
$562,720
Cap Rate 7%
$401,943
Cap Rate 9%
$312,622
Alternative Uses
Best Use
Office B
$401.9K
$351.7K – $468.9K
NOI $28,136 @ 7.0% cap · market cap 3.04%
Second Best
Mixed Use
$365.7K
$320.0K – $426.6K
NOI $25,596 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$561.4K
$491.2K – $655.0K
NOI $39,297 @ 7.0% cap · market cap 4.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Explore this area
Business Placement
Demographics for 74014, OK
41,284
Population
15,500
Households
2.7
Avg Household Size
38
Median Age
33%
College-Educated
94%
High-School Grad
105.0 sq mi
ZIP Area
393
Density / Sq Mi
$94,102
Median Household Income
$47,193
Median Earnings
$1,433
Median Rent
$240,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Live-work opportunity with an on-site office setup, including exam rooms, plus a separate residence on CS-zoned property.
Where is this live-work space located?
The property is located at 13008 S 193rd E Avenue Broken Arrow, OK.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 2.501‑acre live‑work site with special exception to live on the property and three different addresses; Office building reported at 2000 SF: reception, four exam offices, assistant office, private doctor’s office, kitchen, two bathrooms; Residence reported at 2400 SF: two bedrooms, two baths, dining room, living room, sunroom, and 2‑car garage
