Insulated Industrial Building For
For Sale
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22390 E 111th St, Broken Arrow, OK 74014
62,800 SF industrial building with flexible unit configurations.
Property Size62,800 SF
Price / SF$132.17
Days on Market431
Property Features for 22390 E 111th St
General Information
Standard status
Active
Size
62,800 SF
Property subtype
Office, Industrial
Zoning
CG
Lease Type
Gross
Investment Type
Owner/User
Building Details
Year Built
2023
Stories
1
Units
20
Tenancy
Multi
Listing Agency:
Chinowth and Cohen Realtors
(918) 924-2405
Listed By:
Kay Sullivan · License #OK 170810
Source:
Crexi
Added: Jun 25, 2025
Changed: Aug 28
Last Checked: Aug 14 at 7:24AM
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 Chinowth and Cohen Realtors
Investment Insights
Based on property information with market context.
This 62,800 square foot industrial building offers an investment opportunity with flexible unit configurations. The property is subdivided into units ranging from 1,500 to 8,900 square feet, each featuring a ground-level roll-up door, private office, and restroom. All office and restroom areas are climate-controlled. The building is equipped with 3-phase power and fiber optic internet. The warehouse space is fully insulated, ensuring energy efficiency. The current tenant mix is diverse and stable, including businesses such as a food truck operator, landscaping company, plumbing service, fitness coach, and pest control service. This asset offers both steady cash flow and long-term upside potential, appealing to investors or owner-users alike.
Key Highlights
- Strong investment opportunity with steady cash flow and long‑term upside potential.
- Flexible unit configurations ranging from 1,500 to 8,900 square feet, appealing to diverse tenants or owner‑users.
- Each unit includes a ground‑level roll‑up door, private office, and restroom.
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
$551,070
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
6.64%
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%
$11,021,400
$11.0M
Cap Rate 7%
$7,872,429
$7.9M
Cap Rate 9%
$6,123,000
$6.1M
Market Conditions
NOI Build-Up for 62,800 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
$942.0K $15.00/SF
− Vacancy
−$94.2K −$1.50/SF
EGI
$847.8K $13.50/SF
− OpEx
−$296.7K −$4.73/SF
NOI
$551.1K $8.78/SF
Area
Broken Arrow, OK
Vacancy
10.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
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%
$11,021,400
Cap Rate 7%
$7,872,429
Cap Rate 9%
$6,123,000
Alternative Uses
Best Use
Flex RnD
$7.87M
$6.89M – $9.18M
NOI $551,070 @ 7.0% cap · market cap 6.64%
Second Best
Industrial
$5.17M
$4.52M – $6.03M
NOI $361,984 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$14.69M
$12.85M – $17.14M
NOI $1,028,272 @ 7.0% cap · market cap 12.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74014, OK
41,284
Population
15,500
Households
2.7
Avg Household Size
38
Median Age
33%
College-Educated
94%
High-School Grad
105.0 sq mi
ZIP Area
393
Density / Sq Mi
$94,102
Median Household Income
$47,193
Median Earnings
$1,433
Median Rent
$240,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 62,800 SF industrial building with flexible unit configurations.
Where is this flex space located?
The property is located at 22390 E 111th St Broken Arrow, OK.
What is the asking price?
The asking price for this property is $8,300,000.
What are key features of this property?
This property features: Strong investment opportunity with steady cash flow and long‑term upside potential.; Flexible unit configurations ranging from 1,500 to 8,900 square feet, appealing to diverse tenants or owner‑users.; Each unit includes a ground‑level roll‑up door, private office, and restroom.
