Leased Office
For Sale
$238,500
3010 94th East Avenue, Tulsa, OK 74129
Income-generating office property offered for sale with a fresh 36-month lease.
Property Size1,500 SF
Price / SF$159
Days on Market143
Property Features for 3010 94th East Avenue
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$1,027
Amenities
None, Gas
3
Building Details
Year Built
1970
Listing Agency:
Alpha Group Realty LLC
(918) 991-0813
Listed By:
Tom Azar
(918) 991-0813
Source:
Xome
Added: Apr 3
Changed: Aug 12
Last Checked: Aug 23 at 3:59AM
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 Alpha Group Realty LLC
Investment Insights
Based on property information with market context.
This leased office property is income generating and offered for sale. The space is covered by a fresh 36-month lease, providing current contracted rent of $2,000 per month.
The property is located at 3010 S 94th East Avenue in Tulsa, Oklahoma (74129).
The property is located at 3010 S 94th East Avenue in Tulsa, Oklahoma (74129).
Key Highlights
- Income‑generating office property with a fresh 36‑month lease
- Leased at $2,000/month
- Central air cooling with gas
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
$17,314
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
7.26%
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%
$346,280
$346.3K
Cap Rate 7%
$247,343
$247.3K
Cap Rate 9%
$192,378
$192.4K
Market Conditions
NOI Build-Up for 1,500 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
$27.0K $18.00/SF
− Vacancy
−$3.9K −$2.61/SF
EGI
$23.1K $15.39/SF
− OpEx
−$5.8K −$3.85/SF
NOI
$17.3K $11.54/SF
Area
Tulsa, OK
Vacancy
14.50%
Lease Rate
$18.00 /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%
$346,280
Cap Rate 7%
$247,343
Cap Rate 9%
$192,378
Alternative Uses
Best Use
Office B
$247.3K
$216.4K – $288.6K
NOI $17,314 @ 7.0% cap · market cap 7.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$319.9K
$279.9K – $373.3K
NOI $22,395 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
378
Businesses Nearby
Explore this area
Business Placement
Demographics for 74129, OK
18,755
Population
7,751
Households
2.4
Avg Household Size
34
Median Age
16%
College-Educated
78%
High-School Grad
4.0 sq mi
ZIP Area
4,689
Density / Sq Mi
$49,645
Median Household Income
$35,453
Median Earnings
$929
Median Rent
$141,900
Median Home Value
Market
Vacancy Rate% for Office in Tulsa, OK
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Income-generating office property offered for sale with a fresh 36-month lease.
Where is this office units located?
The property is located at 3010 94th East Avenue Tulsa, OK.
What is the asking price?
The asking price for this property is $238,500.
What are key features of this property?
This property features: Income‑generating office property with a fresh 36‑month lease; Leased at $2,000/month; Central air cooling with gas
