Two-Story Office
For Sale
$1,350,000
7810 E 108th St S, Tulsa, OK 74133
Two-story office building configured for single or double occupancy, with matching office, kitchen, and bathroom space on both floors.
Property Size4,960 SF
Price / SF$272.18
Days on Market38
Property Features for 7810 E 108th St S
General Information
Standard status
Active
Size
4,960 SF
Building Details
Year Built
2021
Stories
2
Listing Agency:
Realty One Group Dreamers
(918) 381-2555
Listed By:
Joanna Ford · License #147783
Source:
Accentrealtors
Added: Jul 26
Changed: Aug 14
Last Checked: Aug 31 at 7:43PM
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 Realty One Group Dreamers
Investment Insights
Based on property information with market context.
This two-story office building is available for sale or for lease. It is configured for single or double occupancy, with the upstairs mirroring the downstairs layout. Both floors include office space along with a kitchen and bathrooms.
A tenant is responsible for taxes, insurance, maintenance, upkeep of the entire property, and all utilities.
The property’s floor-by-floor layout supports either a single-tenant configuration or separate occupancy, depending on how a space is allocated.
A tenant is responsible for taxes, insurance, maintenance, upkeep of the entire property, and all utilities.
The property’s floor-by-floor layout supports either a single-tenant configuration or separate occupancy, depending on how a space is allocated.
Key Highlights
- Two‑story office building built in 2021, configured for single or double occupancy
- Matching office space on both floors
- Kitchen on both floors, mirroring the downstairs layout
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
$69,371
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
5.14%
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%
$1,387,420
$1.4M
Cap Rate 7%
$991,014
$991.0K
Cap Rate 9%
$770,789
$770.8K
Market Conditions
NOI Build-Up for 4,960 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
$110.1K $22.20/SF
− Vacancy
−$17.6K −$3.55/SF
EGI
$92.5K $18.65/SF
− OpEx
−$23.1K −$4.66/SF
NOI
$69.4K $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%
$1,387,420
Cap Rate 7%
$991,014
Cap Rate 9%
$770,789
Alternative Uses
Best Use
Office B
$991.0K
$867.1K – $1.16M
NOI $69,371 @ 7.0% cap · market cap 5.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.32M
$1.15M – $1.54M
NOI $92,137 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,064
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 units - Two-story office building configured for single or double occupancy, with matching office, kitchen, and bathroom space on both floors.
Where is this office units located?
The property is located at 7810 E 108th St S Tulsa, OK.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Two‑story office building built in 2021, configured for single or double occupancy; Matching office space on both floors; Kitchen on both floors, mirroring the downstairs layout
