Renovated Craft Brewery With
New
For Sale
$995,000
4225 S Peoria Ave, Tulsa, OK 74105
CH-zoned facility includes bar infrastructure and a dedicated food truck electrical connection.
Property Size4,840 SF
Days on Market3
Property Features for 4225 S Peoria Ave
General Information
Standard status
Active
Size
4,840 SF
Property subtype
Retail
Zoning
CH
Amenities
food truck electric drop
Building Details
Building Size
4,840 SF
Year Built
1955
Listing Agency:
(918) 645-2158
Listed By:
Chris Martin
(918) 645-2158
Source:
Cbcworldwide
Added: Aug 9
Changed: Aug 10
Last Checked: Aug 11 at 5:02AM
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 Chris Martin
Investment Insights
Based on property information with market context.
This 1955-built brewery property has been renovated with updated electrical, plumbing, and HVAC systems. The interior is configured for a taproom or brewpub, with a bar arrangement and customer-serving area already in place. Brewing equipment may remain with the building, supporting continued brewery use.
A dedicated electrical connection for a food truck is positioned at the front of the property. The building previously operated as a service station and later produced beer, while the current improvements center on brewery and taproom functionality. Zoning is CH.
A dedicated electrical connection for a food truck is positioned at the front of the property. The building previously operated as a service station and later produced beer, while the current improvements center on brewery and taproom functionality. Zoning is CH.
Key Highlights
- Renovated brewery building with taproom and brewpub configuration
- Updated electrical, plumbing, and HVAC systems
- Brewing equipment may remain with the property
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
$62,073
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
6.24%
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%
$1,241,460
$1.2M
Cap Rate 7%
$886,757
$886.8K
Cap Rate 9%
$689,700
$689.7K
Market Conditions
NOI Build-Up for 4,840 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
$87.1K $18.00/SF
− Vacancy
−$4.4K −$0.90/SF
EGI
$82.8K $17.10/SF
− OpEx
−$20.7K −$4.27/SF
NOI
$62.1K $12.83/SF
Area
ZIP 74105
Vacancy
5.00%
Lease Rate
$18.00 /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%
$1,241,460
Cap Rate 7%
$886,757
Cap Rate 9%
$689,700
Alternative Uses
Best Use
Specialty Retail
$886.8K
$775.9K – $1.03M
NOI $62,073 @ 7.0% cap · market cap 6.24%
Second Best
Industrial
$441.4K
$386.2K – $515.0K
NOI $30,899 @ 7.0% cap · market cap 3.11%
Theoretical Best
Office A
$1.18M
$1.04M – $1.38M
NOI $82,938 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
489
Businesses Nearby
Explore this area
Business Placement
Demographics for 74105, OK
26,640
Population
14,531
Households
1.8
Avg Household Size
41
Median Age
49%
College-Educated
93%
High-School Grad
7.3 sq mi
ZIP Area
3,649
Density / Sq Mi
$69,864
Median Household Income
$47,580
Median Earnings
$989
Median Rent
$318,500
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Brewery - CH-zoned facility includes bar infrastructure and a dedicated food truck electrical connection.
Where is this brewery located?
The property is located at 4225 S Peoria Ave Tulsa, OK.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Renovated brewery building with taproom and brewpub configuration; Updated electrical, plumbing, and HVAC systems; Brewing equipment may remain with the property
