Renovated Flex
For Sale
$599,900
Pending
4095 Southwest Blvd, Tulsa, OK 74107
Vacant commercial building with updated building systems, accessible entrances, and flexible space for retail, showroom, or operational uses.
Property Size5,950 SF
Days on Market192
Property Features for 4095 Southwest Blvd
General Information
Standard status
Pending
Size
5,950 SF
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,915
Building Details
Buildings
1
Building Size
5,950 SF
Listing Agency:
Realty of America, LLC
(918) 855-8056
Listed By:
Connor Ellard
(918) 855-8056
Source:
Exprealty
Added: Feb 19
Changed: Aug 29
Last Checked: Aug 29 at 5:22PM
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 of America, LLC
Investment Insights
Based on property information with market context.
This 5,950 SF flex building will be vacant at closing, allowing an owner-user to take occupancy without an existing tenant in place. The property was originally arranged as two retail suites and may be returned to a multi-tenant configuration. Interior and building upgrades include a TPO roof, improved HVAC, electrical rewiring, new plumbing fixtures, contemporary lighting, epoxy flooring, and ADA-accessible entrances and restrooms. The parking lot has also been resealed.
The property is located at 4095 Southwest Blvd in Tulsa along the Historic Route 66 corridor and Red Fork area. Highway access and prominent exposure support a range of commercial applications, including retail, showroom, fitness, automotive, creative, and contractor-oriented use, as identified in the property information.
The property is located at 4095 Southwest Blvd in Tulsa along the Historic Route 66 corridor and Red Fork area. Highway access and prominent exposure support a range of commercial applications, including retail, showroom, fitness, automotive, creative, and contractor-oriented use, as identified in the property information.
Key Highlights
- 5,950 SF flex building delivered vacant at closing
- Originally configured as two retail suites with potential to restore multi‑tenant layout
- Recent TPO roof, HVAC, electrical, plumbing, lighting, and epoxy flooring upgrades
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
$30,863
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
5.14%
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%
$617,260
$617.3K
Cap Rate 7%
$440,900
$440.9K
Cap Rate 9%
$342,922
$342.9K
Market Conditions
NOI Build-Up for 5,950 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
$50.0K $8.40/SF
− Vacancy
−$2.5K −$0.42/SF
EGI
$47.5K $7.98/SF
− OpEx
−$16.6K −$2.79/SF
NOI
$30.9K $5.19/SF
Area
Tulsa, OK
Vacancy
5.00%
Lease Rate
$8.40 /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%
$617,260
Cap Rate 7%
$440,900
Cap Rate 9%
$342,922
Alternative Uses
Best Use
Retail
$818.2K
$716.0K – $954.6K
NOI $57,277 @ 7.0% cap · market cap 9.55%
Second Best
Flex RnD
$440.9K
$385.8K – $514.4K
NOI $30,863 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,833 @ 7.0% cap · market cap 14.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
229
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74107, OK
19,453
Population
8,566
Households
2.3
Avg Household Size
36
Median Age
20%
College-Educated
86%
High-School Grad
25.4 sq mi
ZIP Area
766
Density / Sq Mi
$53,098
Median Household Income
$36,274
Median Earnings
$938
Median Rent
$124,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Vacant commercial building with updated building systems, accessible entrances, and flexible space for retail, showroom, or operational uses.
Where is this flex space located?
The property is located at 4095 Southwest Blvd Tulsa, OK.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 5,950 SF flex building delivered vacant at closing; Originally configured as two retail suites with potential to restore multi‑tenant layout; Recent TPO roof, HVAC, electrical, plumbing, lighting, and epoxy flooring upgrades
