Freestanding Office
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1605 S Eucalyptus Ave, Broken Arrow, OK 74012
Standalone office property with recent improvements, ample parking, and multiple access options for occupants and visitors.
Property Size6,641 SF
Price / SF$207.05
Days on Market5
Property Features for 1605 S Eucalyptus Ave
General Information
Standard status
Active
Size
6,641 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Listing Agency:
Legacy Commercial Property Advisors
(918) 438-9999
Listed By:
William Beichler
(918) 859-8850
Source:
Moodyscre
Added: Sep 17
Changed: Sep 19
Last Checked: Sep 20 at 11:01AM
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 Legacy Commercial Property Advisors
Investment Insights
Based on property information with market context.
Berkshire Medical Plaza is a freestanding office building at 1605 S Eucalyptus Ave in Broken Arrow, Oklahoma. The property contains 6,641 square feet and has received recent capital improvements. Access features include stairs to the second floor, an ADA lift, and a separate rear entrance serving a private suite. A covered 802 SF canopy creates a protected drop-off area at the front of the building.
The property is less than one mile from Highway 169, with connectivity to the Tulsa metropolitan area and nearby employment, retail, and residential areas. Ample on-site parking supports employees, customers, and visitors. The configuration is positioned for office, service, medical, and other commercial applications identified for the property.
The property is less than one mile from Highway 169, with connectivity to the Tulsa metropolitan area and nearby employment, retail, and residential areas. Ample on-site parking supports employees, customers, and visitors. The configuration is positioned for office, service, medical, and other commercial applications identified for the property.
Key Highlights
- 6,641‑square‑foot freestanding office building
- Less than one mile from Highway 169
- 802 SF covered entrance canopy with protected drop‑off area
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
$77,855
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
5.66%
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%
$1,557,100
$1.6M
Cap Rate 7%
$1,112,214
$1.1M
Cap Rate 9%
$865,056
$865.1K
Market Conditions
NOI Build-Up for 6,641 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
$133.1K $20.04/SF
− Vacancy
−$29.3K −$4.41/SF
EGI
$103.8K $15.63/SF
− OpEx
−$26.0K −$3.91/SF
NOI
$77.9K $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%
$1,557,100
Cap Rate 7%
$1,112,214
Cap Rate 9%
$865,056
Alternative Uses
Best Use
Office B
$1.11M
$973.2K – $1.30M
NOI $77,855 @ 7.0% cap · market cap 5.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,738 @ 7.0% cap · market cap 7.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
481
Businesses Nearby
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Business Placement
Demographics for 74012, OK
63,918
Population
26,069
Households
2.5
Avg Household Size
37
Median Age
34%
College-Educated
94%
High-School Grad
24.8 sq mi
ZIP Area
2,577
Density / Sq Mi
$80,079
Median Household Income
$44,321
Median Earnings
$1,211
Median Rent
$223,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Standalone office property with recent improvements, ample parking, and multiple access options for occupants and visitors.
Where is this office building located?
The property is located at 1605 S Eucalyptus Ave Broken Arrow, OK.
What is the asking price?
The asking price for this property is $1,375,000.
What are key features of this property?
This property features: 6,641‑square‑foot freestanding office building; Less than one mile from Highway 169; 802 SF covered entrance canopy with protected drop‑off area
