Flex Space With
New
For Sale
$2,500,000
2005 N Yellowood Ave, Broken Arrow, OK 74012
Versatile commercial facility combining private offices, flexible work areas, warehouse space, and dedicated parking.
Property Size13,120 SF
Price / SF$190.55
Days on Market3
Property Features for 2005 N Yellowood Ave
General Information
Standard status
Active
Size
13,120 SF
Total Parking Spaces
33
Taxes and HOA fees
Annual Taxes
$23,471
Amenities
private offices
conference room
kitchenette
flex workspaces
server room
full kitchen
private shower
zoned HVAC
backup generator
Listing Agency:
Realty One Group Dreamers
(539) 367-1555
Listed By:
Baharak Ranjbar · License #147259
(918) 340-4361
Source:
Exprealty
Added: Sep 15
Changed: Sep 17
Last Checked: Sep 16 at 3:43PM
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 Realty One Group Dreamers
Investment Insights
Based on property information with market context.
This 13,120-square-foot flex property combines office, operational, and storage components in one facility. The layout includes 16 private offices, two of which have en-suite bathrooms, along with a conference room with kitchenette, three additional flex workspaces, separate men’s and women’s restrooms, and a dedicated server room. A full kitchen also serves as a saferoom, and the property includes a private shower.
Building systems include nine zoned HVAC units and a backup generator. The two-story warehouse adds storage or workspace, while 33 dedicated parking spaces are distributed across two combined lots. The property is located at 2005 N Yellowood Ave in Broken Arrow, Oklahoma.
Building systems include nine zoned HVAC units and a backup generator. The two-story warehouse adds storage or workspace, while 33 dedicated parking spaces are distributed across two combined lots. The property is located at 2005 N Yellowood Ave in Broken Arrow, Oklahoma.
Key Highlights
- 13,120‑square‑foot flex property with office and warehouse components
- 16 private offices, including two with en‑suite bathrooms
- Conference room with kitchenette plus three additional flex workspaces
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
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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?
Flex space - Versatile commercial facility combining private offices, flexible work areas, warehouse space, and dedicated parking.
Where is this flex space located?
The property is located at 2005 N Yellowood Ave 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 with office and warehouse components; 16 private offices, including two with en‑suite bathrooms; Conference room with kitchenette plus three additional flex workspaces
