Remodeled Office Building with
For Sale
$435,000
4940 E 73rd St, Tulsa, OK 74136
Flexible professional workspace with private offices, meeting space, kitchen, storage, and a separately secured office suite.
Property Size2,987 SF
Price / SF$145.63
Days on Market12
Property Features for 4940 E 73rd St
General Information
Standard status
Active
Size
2,987 SF
Total Parking Spaces
7
Amenities
full kitchen
abundant storage
Cat 5 cabling
8 surveillance cameras
separate entrance
Building Details
Year Built
1980
Buildings
1
Listing Agency:
Chinowth & Cohen
Listed By:
Stephanie Wilson · License #149869
(918) 282-1773
Source:
Theashleygroupok
Added: Aug 23
Changed: Aug 28
Last Checked: Sep 1 at 9:18PM
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 Chinowth & Cohen
Investment Insights
Based on property information with market context.
This 1980 office building has been extensively remodeled and includes five private offices, a meeting room, three full bathrooms, a full kitchen, and substantial storage. The layout can also be arranged with a reception area, four offices, and a meeting room. Marble countertops are installed throughout, with upgraded granite bathroom surfaces. Seven dedicated parking spaces serve the property.
A separately secured area includes two offices and one full bathroom with its own entrance, supporting independent occupancy within the building. Existing infrastructure includes 12 computer workstations, Cat 5 cabling throughout, and eight surveillance cameras. The property is currently operating as Quality PC, with computer equipment, servers, and most existing inventory potentially conveying with an acceptable offer. The building is positioned for professional, medical, service, or retail use.
A separately secured area includes two offices and one full bathroom with its own entrance, supporting independent occupancy within the building. Existing infrastructure includes 12 computer workstations, Cat 5 cabling throughout, and eight surveillance cameras. The property is currently operating as Quality PC, with computer equipment, servers, and most existing inventory potentially conveying with an acceptable offer. The building is positioned for professional, medical, service, or retail use.
Key Highlights
- Extensively remodeled office building with 5 private offices and a meeting room
- 7 dedicated parking spaces
- Two offices and one full bathroom have an independent entrance and separate security
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
$38,789
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
8.92%
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%
$775,780
$775.8K
Cap Rate 7%
$554,129
$554.1K
Cap Rate 9%
$430,989
$431.0K
Market Conditions
NOI Build-Up for 2,987 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
$59.9K $20.04/SF
− Vacancy
−$8.1K −$2.73/SF
EGI
$51.7K $17.31/SF
− OpEx
−$12.9K −$4.33/SF
NOI
$38.8K $12.99/SF
Area
ZIP 74136
Vacancy
13.60%
Lease Rate
$20.04 /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%
$775,780
Cap Rate 7%
$554,129
Cap Rate 9%
$430,989
Alternative Uses
Best Use
Office B
$554.1K
$484.9K – $646.5K
NOI $38,789 @ 7.0% cap · market cap 8.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$647.7K
$566.7K – $755.7K
NOI $45,339 @ 7.0% cap · market cap 10.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,302
Businesses Nearby
Explore this area
Business Placement
Demographics for 74136, OK
30,416
Population
16,375
Households
1.9
Avg Household Size
38
Median Age
38%
College-Educated
91%
High-School Grad
7.7 sq mi
ZIP Area
3,950
Density / Sq Mi
$51,314
Median Household Income
$35,072
Median Earnings
$926
Median Rent
$292,200
Median Home Value
Market
Vacancy Rate% for Office in Tulsa, OK
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible professional workspace with private offices, meeting space, kitchen, storage, and a separately secured office suite.
Where is this office building located?
The property is located at 4940 E 73rd St Tulsa, OK.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Extensively remodeled office building with 5 private offices and a meeting room; 7 dedicated parking spaces; Two offices and one full bathroom have an independent entrance and separate security
