Climate Controlled Office/Warehouse
For Sale
Contact for pricing
4616 N Mingo Rd, Tulsa, OK 74117
High-quality, climate-controlled office/warehouse building on Mingo Road.
Property Size11,074 SF
Price / SF$76.67
Days on Market198
Property Features for 4616 N Mingo Rd
General Information
Standard status
Active
Size
11,074 SF
Property subtype
Industrial
Zoning
IL
Building Details
Buildings
1
Listing Agency:
Equitas Realty Advisors
(918) 280-9900
Listed By:
Marco Placencia, CCIM · License #OK 110631
Source:
Crexi
Added: Feb 3
Changed: Aug 8
Last Checked: Aug 19 at 8:38AM
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 Equitas Realty Advisors
Investment Insights
Based on property information with market context.
This high-quality, fully climate-controlled metal building is located on the northwest corner of North Mingo Road and 46th St. North. It features Industrial Light (IL) Zoning. The building has 11,074 square feet, including 4,957 square feet of office space and a 6,117 square foot shop area. Electrical capacity includes a 400 Amp 600 Volt 3-Phase system. The building also contains 3 restrooms and 1 break room. The eave height is 12 feet. A negotiable leaseback term is required.
Key Highlights
- Fully climate controlled office/warehouse building.
- 11,074 square foot building with 4,957 sq ft office and 6,117 sq ft shop area.
- Industrial Light (IL) Zoning.
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
$64,644
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
7.61%
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%
$1,292,880
$1.3M
Cap Rate 7%
$923,486
$923.5K
Cap Rate 9%
$718,267
$718.3K
Market Conditions
NOI Build-Up for 11,074 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
$78.4K $7.08/SF
− Vacancy
−$2.4K −$0.21/SF
EGI
$76.1K $6.87/SF
− OpEx
−$11.4K −$1.03/SF
NOI
$64.6K $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%
$1,292,880
Cap Rate 7%
$923,486
Cap Rate 9%
$718,267
Alternative Uses
Best Use
Office B
$1.83M
$1.60M – $2.13M
NOI $127,822 @ 7.0% cap · market cap 15.06%
Second Best
Warehouse
$923.5K
$808.1K – $1.08M
NOI $64,644 @ 7.0% cap · market cap 7.61%
Theoretical Best
Office A
$2.36M
$2.07M – $2.76M
NOI $165,334 @ 7.0% cap · market cap 19.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,053
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74117, OK
129
Population
11
Households
11.7
Avg Household Size
34
Median Age
52%
High-School Grad
11.5 sq mi
ZIP Area
11
Density / Sq Mi
Market
Vacancy Rate% for Office in Tulsa, OK
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Warehouse - High-quality, climate-controlled office/warehouse building on Mingo Road.
Where is this warehouse located?
The property is located at 4616 N Mingo Rd Tulsa, OK.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Fully climate controlled office/warehouse building.; 11,074 square foot building with **4,957 sq ft office and 6,117 sq ft shop area.**; Industrial Light (IL) Zoning.
