Updated Flex Space With
New
For Sale
$799,000
7446 E 46th Pl, Tulsa, OK 74145
Versatile commercial layout combines private offices, operational space, storage, and a functional kitchen and break area.
Property Size4,800 SF
Price / SF$166.46
Days on Market5
Property Features for 7446 E 46th Pl
General Information
Standard status
Active
Size
4,800 SF
Building Details
Year Built
1973
Listing Agency:
Platinum Realty, LLC.
(888) 220-0988
Listed By:
Jose R Lopez-Saldivar
Source:
Accentrealtors
Added: Aug 16
Changed: Aug 17
Last Checked: Aug 19 at 10:09AM
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 Platinum Realty, LLC.
Investment Insights
Based on property information with market context.
This 4,800-square-foot flex property combines office, training, storage, and warehouse functions within a versatile commercial layout. The building includes 6+ private offices, training and workshop rooms, a conference room, two storage areas, and three bathrooms, including one with a shower. A kitchen and break area support daily operations, while the warehouse provides additional room for inventory or business activities. Front and rear parking, a tornado shelter, and updated data and communication cabling add practical functionality.
Originally built in 1973, the property has received fresh paint, new flooring throughout, and a new roof. Its address at 7446 E 46th Pl places the building in Tulsa, Oklahoma, with visibility and access noted among its features.
Originally built in 1973, the property has received fresh paint, new flooring throughout, and a new roof. Its address at 7446 E 46th Pl places the building in Tulsa, Oklahoma, with visibility and access noted among its features.
Key Highlights
- 4,800‑square‑foot flex property with office and warehouse areas
- 6+ private offices plus training, workshop, and conference rooms
- Three bathrooms, including one with a shower
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
$55,404
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
6.93%
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%
$1,108,080
$1.1M
Cap Rate 7%
$791,486
$791.5K
Cap Rate 9%
$615,600
$615.6K
Market Conditions
NOI Build-Up for 4,800 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
$86.4K $18.00/SF
− Vacancy
−$12.5K −$2.61/SF
EGI
$73.9K $15.39/SF
− OpEx
−$18.5K −$3.85/SF
NOI
$55.4K $11.54/SF
Area
Tulsa, OK
Vacancy
14.50%
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%
$1,108,080
Cap Rate 7%
$791,486
Cap Rate 9%
$615,600
Alternative Uses
Best Use
Office B
$791.5K
$692.6K – $923.4K
NOI $55,404 @ 7.0% cap · market cap 6.93%
Second Best
Warehouse
$400.3K
$350.3K – $467.0K
NOI $28,020 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$1.02M
$895.8K – $1.19M
NOI $71,664 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,473
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74145, OK
18,055
Population
8,523
Households
2.1
Avg Household Size
36
Median Age
27%
College-Educated
90%
High-School Grad
5.9 sq mi
ZIP Area
3,060
Density / Sq Mi
$55,118
Median Household Income
$37,021
Median Earnings
$1,039
Median Rent
$160,700
Median Home Value
Market
Vacancy Rate% for Office in Tulsa, OK
Questions? Ask Rey
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial layout combines private offices, operational space, storage, and a functional kitchen and break area.
Where is this flex space located?
The property is located at 7446 E 46th Pl Tulsa, OK.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 4,800‑square‑foot flex property with office and warehouse areas; 6+ private offices plus training, workshop, and conference rooms; Three bathrooms, including one with a shower
