Flex Space with Office and
For Sale
$290,000
1514 S Main St, Sapulpa, OK 74066
Front office and rear warehouse provide practical space for a range of commercial operations.
Property Size3,400 SF
Price / SF$85.29
Days on Market44
Property Features for 1514 S Main St
General Information
Standard status
Active
Size
3,400 SF
Total Parking Spaces
2
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1970
Buildings
1
Tenancy
Single
Listing Agency:
KMC Real Estate LLC
(918) 853-2244
Listed By:
Fred D Keas Jr
Source:
Alloverok
Added: Jul 18
Changed: Aug 30
Last Checked: Aug 25 at 3:55AM
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 KMC Real Estate LLC
Investment Insights
Based on property information with market context.
This 3,400-square-foot flex property combines front office space with a rear warehouse, creating a straightforward configuration for office and storage functions. The building dates to 1970 and has been used by an electric company since that time. A 10-foot overhead door supports warehouse access, while two 18x20 carports sit on concrete slabs.
The property fronts Alt-75 Highway, providing direct access to surrounding areas of town. An additional parcel adjoins the west side and is accessible from the city alleyway, extending the overall property configuration beyond the primary building site.
The property fronts Alt-75 Highway, providing direct access to surrounding areas of town. An additional parcel adjoins the west side and is accessible from the city alleyway, extending the overall property configuration beyond the primary building site.
Key Highlights
- 3,400‑square‑foot flex property with front office and rear warehouse
- 10‑foot OHD provides warehouse access
- Two 18x20 carports on concrete slabs
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
$19,847
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
6.84%
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%
$396,940
$396.9K
Cap Rate 7%
$283,529
$283.5K
Cap Rate 9%
$220,522
$220.5K
Market Conditions
NOI Build-Up for 3,400 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
$24.1K $7.08/SF
− Vacancy
−$722 −$0.21/SF
EGI
$23.3K $6.87/SF
− OpEx
−$3.5K −$1.03/SF
NOI
$19.8K $5.84/SF
Area
Creek County, OK
Vacancy
3.00%
Lease Rate
$7.08 /SF/Yr
Expense Ratio
15.00%
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%
$396,940
Cap Rate 7%
$283,529
Cap Rate 9%
$220,522
Alternative Uses
Best Use
Office B
$694.0K
$607.3K – $809.7K
NOI $48,583 @ 7.0% cap · market cap 16.75%
Second Best
Warehouse
$283.5K
$248.1K – $330.8K
NOI $19,847 @ 7.0% cap · market cap 6.84%
Theoretical Best
Office A
$836.1K
$731.6K – $975.5K
NOI $58,527 @ 7.0% cap · market cap 20.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
295
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74066, OK
31,255
Population
13,736
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
91%
High-School Grad
123.6 sq mi
ZIP Area
253
Density / Sq Mi
$64,351
Median Household Income
$41,245
Median Earnings
$1,000
Median Rent
$168,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Front office and rear warehouse provide practical space for a range of commercial operations.
Where is this flex space located?
The property is located at 1514 S Main St Sapulpa, OK.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: 3,400‑square‑foot flex property with front office and rear warehouse; 10‑foot OHD provides warehouse access; Two 18x20 carports on concrete slabs
