Flex Space with Mezzanine
New
For Sale
Contact for pricing
4635 S 100TH EAST AVE, Tulsa, OK 74146
Industrial flex property with climate-controlled offices, three grade-level doors, and IL zoning.
Property Size8,000 SF
Lot Size0.40 Acres
Price / SF$87.50
Days on Market5
Property Features for 4635 S 100TH EAST AVE
General Information
Standard status
Active
Size
8,000 SF
Lot size
0.40 Acres
Property subtype
INDUSTRIAL
Zoning
IL
Warehouse & Industrial
Clear Height
16 ft
Office Build-Out
1,920 SF
Drive-In Doors
3
Voltage
240 V
Three-Phase Power
Yes
Building Details
Building Size
8,000 SF
Construction
steel frame
Listing Agency:
McGraw Commercial Properties | Tulsa
(918) 853-7337
Listed By:
Neil Dailey · License #184596
(918) 853-7337
Source:
Moodyscre
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 11:34PM
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 McGraw Commercial Properties | Tulsa
Investment Insights
Based on property information with market context.
This approximately 8,000 SF flex property sits on 0.40 acres and is constructed with a steel and metal hybrid structure over a concrete slab foundation. The two-story office buildout includes hard-walled offices, open areas, and an ADA restroom. Approximately 1,280 SF is located on the first floor, with an additional approximately 640 SF upstairs; both levels are fully climate controlled. Mezzanine storage adds functional interior capacity.
The building provides 240v, 3phase power, with 14’ clearance at the eaves and 16’ at the center. Loading is handled through three 14’ grade-level doors. The property is zoned IL and located in FEMA Flood Zone X, identified as an area of minimal hazard, at 4635 S 100TH EAST AVE in Tulsa, Oklahoma.
The building provides 240v, 3phase power, with 14’ clearance at the eaves and 16’ at the center. Loading is handled through three 14’ grade-level doors. The property is zoned IL and located in FEMA Flood Zone X, identified as an area of minimal hazard, at 4635 S 100TH EAST AVE in Tulsa, Oklahoma.
Key Highlights
- Approximately 8,000 SF on 0.40 Acres
- IL zoning and FEMA Flood Zone X designation
- Two‑story office buildout totaling approximately 1,920 SF
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
$46,700
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
6.67%
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%
$934,000
$934.0K
Cap Rate 7%
$667,143
$667.1K
Cap Rate 9%
$518,889
$518.9K
Market Conditions
NOI Build-Up for 8,000 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
$56.6K $7.08/SF
− Vacancy
−$1.7K −$0.21/SF
EGI
$54.9K $6.87/SF
− OpEx
−$8.2K −$1.03/SF
NOI
$46.7K $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%
$934,000
Cap Rate 7%
$667,143
Cap Rate 9%
$518,889
Alternative Uses
Best Use
Office B
$1.32M
$1.15M – $1.54M
NOI $92,340 @ 7.0% cap · market cap 13.19%
Second Best
Warehouse
$667.1K
$583.8K – $778.3K
NOI $46,700 @ 7.0% cap · market cap 6.67%
Theoretical Best
Office A
$1.71M
$1.49M – $1.99M
NOI $119,439 @ 7.0% cap · market cap 17.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
3
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,135
Businesses Nearby
Under-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 Office in Tulsa, OK
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Munchie Heaven — 4300 block of Garnett, Tulsa, OK 74146
Frequently Asked Questions
What type of property is this?
Flex space - Industrial flex property with climate-controlled offices, three grade-level doors, and IL zoning.
Where is this flex space located?
The property is located at 4635 S 100TH EAST AVE Tulsa, OK.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Approximately 8,000 SF on 0.40 Acres; IL zoning and FEMA Flood Zone X designation; Two‑story office buildout totaling approximately 1,920 SF
