Office Building with Separate
For Sale
$435,000
4940 E 73rd Street, Tulsa, OK 74136
Commercial, Tulsa, OK
Property Size2,987 SF
Lot Size0.31 Acres
Price / SF$145.63
Days on Market103
Property Features for 4940 E 73rd Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
SFR
Security features
Security System
Interior features
Equipment Remarks, High Speed Internet, Inventory Remarks, Mini-Kitchen, Security System-Owned
Exterior features
Door Sign, Pole Sign, Storage
Fencing
Privacy
Subdivision
Nob Hill
Elementary school district
Tulsa - Sch Dist (1)
Middle school district
Tulsa - Sch Dist (1)
High school district
Tulsa - Sch Dist (1)
Directions
From Yale & 71st , turn South on Yale, East on to 73rd.
Standard status
Active
APN
29260-83-10-11040
Size
2,987 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PRT LT 8 BEG SECR TH W5101 NW236.45 NE28.53 SE244.20.S4
Tax Annual Amount
2184
Legal Description
PRT LT 8 BEG SECR TH W5101 NW236.45 NE28.53 SE244.20.S4
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
full kitchen
abundant storage
marble countertops
separate entrance
Cat 5 cabling
surveillance cameras
Building Details
Year built
1980
Flooring type
Laminate, Tile
Building materials
Frame
Roof type
Composition
Additional Structures
Storage
Listing Agency:
Chinowth & Cohen
(918) 392-0900
Listed By:
Stephanie Wilson · License #149869
(918) 955-9391
Added: Jun 18
Changed: Sep 11
Last Checked: Sep 28 at 6:06AM
MLS# 2622265
Copyright © 2026 MLS Technology, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,987-square-foot office building, constructed in 1980, has been extensively remodeled and includes five private offices, a meeting room, three full bathrooms, a full kitchen, and substantial storage. The floor plan can also be arranged with a reception area, four offices, and a meeting room. Marble countertops are installed throughout, with upgraded granite bathroom surfaces, while tile and laminate flooring support a practical professional setting.
A separately secured portion includes two offices and one full bathroom with its own entrance. The property also provides seven dedicated parking spaces, 12 computer workstations with Cat 5 cabling, and eight surveillance cameras. Central heating and cooling, privacy fencing, a pole sign, door signage, and storage are included. The property is zoned SFR and is currently used for computer repair and integration operations; computer equipment, servers, and most existing inventory may convey with an acceptable offer.
A separately secured portion includes two offices and one full bathroom with its own entrance. The property also provides seven dedicated parking spaces, 12 computer workstations with Cat 5 cabling, and eight surveillance cameras. Central heating and cooling, privacy fencing, a pole sign, door signage, and storage are included. The property is zoned SFR and is currently used for computer repair and integration operations; computer equipment, servers, and most existing inventory may convey with an acceptable offer.
Key Highlights
- 2,987 SF office building on 0.312 acres
- Five private offices plus a meeting room; alternate layout supports four offices and reception
- Separate entrance serves two offices and one full bathroom
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
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Current Use
Lease Details
Turnkey business
Opportunity
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Tulsa, OK
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Frequently Asked Questions
What type of property is this?
Office building - Remodeled professional property with private offices, flexible layout options, dedicated parking, and an independently secured suite.
Where is this office building located?
The property is located at 4940 E 73rd Street 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: 2,987 SF office building on 0.312 acres; Five private offices plus a meeting room; alternate layout supports four offices and reception; Separate entrance serves two offices and one full bathroom
