Building Details

Buildings 1

Building Size 6,660 SF

Construction tilt-up concrete

Tenancy Multi

Listing Agency: CBRE - Tulsa d***@cbre.com Show Phone

Listed By: Dwayne Flynn Show Phone

Source: Cbre

Added: Aug 12 Changed: Aug 13 Last Checked: Aug 13 at 6:48AM

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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 CBRE - Tulsa

Investment Insights

Based on property information with market context.

This 6,660± SF industrial warehouse occupies a 0.44± acre site and is currently arranged for three tenants. The building includes three 10' x 14' drive-in doors, approximately 16' of clear height, gas unit heaters, concrete tilt-up construction, and light industrial zoning. An endcap suite features updated finishes, while the overall layout can be adapted for a single occupant.

Positioned at the corner of South 100th East Place and East 44th Place in Tulsa, the property provides access from both streets. It will be delivered vacant at closing, supporting an owner-user configuration or an investment strategy. The combination of existing multi-tenant functionality and single-use flexibility accommodates different industrial occupancy plans without changing the core improvements.

Key Highlights

• 6,660± SF industrial building on a 0.44± acre site
• Three‑tenant configuration with potential for single‑user occupancy
• Three 10' x 14' drive‑in doors

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

$38,877

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

5.36%

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%

$777,540 $777.5K

Cap Rate 7%

$555,386 $555.4K

Cap Rate 9%

$431,967 $432.0K

Market Conditions

NOI Build-Up for 6,660 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

$47.2K $7.08/SF

− Vacancy

−$1.4K −$0.21/SF

EGI

$45.7K $6.87/SF

− OpEx

−$6.9K −$1.03/SF

NOI

$38.9K $5.84/SF

Area

Tulsa, OK

Vacancy

3.00%

Lease Rate

$7.08 /SF/Yr

Expense Ratio

15.00%

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%

$777,540

Cap Rate 7%

$555,386

Cap Rate 9%

$431,967

Alternative Uses

Best Use

Warehouse

$555.4K

$486.0K – $648.0K (±1% cap)

NOI $38,877 @ 7.0% cap · market cap 5.36%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.42M

$1.24M – $1.66M (±1% cap)

NOI $99,433 @ 7.0% cap · market cap 13.71%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Warehouses

Suggested Use

Top Pick Real Estate Agency Dental Office Nail Salon Hair Salon Spa & Massage Center Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

16 ft

Clear height

3

Drive-in doors

Multi-tenant

Tenancy

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

1,135

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 74146, OK

16,427

Population

6,138

Households

2.7

Avg Household Size

29

Median Age

8%

College-Educated

69%

High-School Grad

5.1 sq mi

ZIP Area

3,221

Density / Sq Mi

$43,905

Median Household Income

$30,543

Median Earnings

$831

Median Rent

$134,300

Median Home Value

Market

Vacancy Rate% for Industrial in Tulsa, OK

2.6% 2019

2.4% 2020

3.3% 2021

3.9% 2022

3.2% 2023

2.8% 2024

2.3% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Warehouse - Three-tenant industrial property with flexible single-user configuration and vacant delivery at closing.

Where is this warehouse located?

The property is located at 4404 South 100th East Place Tulsa, OK.

What is the asking price?

The asking price for this property is $725,000.

What are key features of this property?

This property features: 6,660± SF industrial building on a 0.44± acre site; Three‑tenant configuration with potential for single‑user occupancy; Three 10' x 14' drive‑in doors