Flex Space with
New
For Sale
$2,500,000
2005 N Yellowood Avenue, Broken Arrow, OK 74012
Commercial, Broken Arrow, OK
Property Size13,120 SF
Lot Size0.63 Acres
Price / SF$190.55
Days on Market1
Property Features for 2005 N Yellowood Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
IL
Security features
Security System
Interior features
9' Ceiling Height, High Speed Internet, Mini-Kitchen, Security System-Owned, Smoke Detector, Window Treatment
Exterior features
Door Sign, Lighting, Prof Landscaped, Sprinkler System, Storage
Elementary school district
Union - Sch Dist (9)
Middle school district
Union - Sch Dist (9)
High school district
Union - Sch Dist (9)
Directions
61st & Garnet, Head east. South to N Yellowwood Ave., Follow the road. Property on the left.
Standard status
Active
APN
83970-84-05-02210
Size
13,120 SF
Lot size
0.63 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LT 14 BLK 3
Tax Annual Amount
23471
Legal Description
LT 14 BLK 3
Utilities
Utilities
Cable Available
Heating system
Central, Zoned
Cooling system
Central Air
Amenities
private offices
conference room with kitchenette
flex workspaces
restrooms
server room
full kitchen
private shower
zoned HVAC units
backup generator
Building Details
Year built
2015
Floors in Building
1
Flooring type
Laminate, Carpet
Building materials
Concrete
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Realty One Group Dreamers
(539) 367-1555
Listed By:
Baharak Ranjbar · License #147259
(918) 340-4361
Added: Sep 15
Last Checked: Sep 15 at 4:06PM
MLS# 2634077
Copyright © 2026 MLS Technology, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2015, this 13,120-square-foot flex property combines professional office space with a two-story warehouse for storage or additional work areas. The office component includes 16 private offices, two of which have en-suite bathrooms, along with a conference room and kitchenette, three flex workspaces, separate men’s and women’s restrooms, and a dedicated server room. A full kitchen also serves as a saferoom, while a private shower adds convenience for on-site operations.
The property includes nine zoned HVAC units, a backup generator, a metal roof, concrete construction, laminate and carpet flooring, high-speed internet, and a security system. The 0.626-acre site provides 33 dedicated parking spaces across two combined lots and is zoned IL in Broken Arrow, Oklahoma.
The property includes nine zoned HVAC units, a backup generator, a metal roof, concrete construction, laminate and carpet flooring, high-speed internet, and a security system. The 0.626-acre site provides 33 dedicated parking spaces across two combined lots and is zoned IL in Broken Arrow, Oklahoma.
Key Highlights
- 13,120‑square‑foot flex property on 0.626 acres
- 16 private offices, including two with en‑suite bathrooms
- Two‑story warehouse provides additional storage or workspace
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
$153,811
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
6.15%
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%
$3,076,220
$3.1M
Cap Rate 7%
$2,197,300
$2.2M
Cap Rate 9%
$1,709,011
$1.7M
Market Conditions
NOI Build-Up for 13,120 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
$262.9K $20.04/SF
− Vacancy
−$57.8K −$4.41/SF
EGI
$205.1K $15.63/SF
− OpEx
−$51.3K −$3.91/SF
NOI
$153.8K $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%
$3,076,220
Cap Rate 7%
$2,197,300
Cap Rate 9%
$1,709,011
Alternative Uses
Best Use
Office B
$2.20M
$1.92M – $2.56M
NOI $153,811 @ 7.0% cap · market cap 6.15%
Second Best
Flex RnD
$1.64M
$1.44M – $1.92M
NOI $115,128 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$3.07M
$2.69M – $3.58M
NOI $214,824 @ 7.0% cap · market cap 8.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
588
Businesses Nearby
Under-served
Demand for This Use
Explore this area
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
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial facility with private offices, work areas, warehouse capacity, and dedicated parking.
Where is this flex space located?
The property is located at 2005 N Yellowood Avenue Broken Arrow, OK.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 13,120‑square‑foot flex property on 0.626 acres; 16 private offices, including two with en‑suite bathrooms; Two‑story warehouse provides additional storage or workspace
