Warehouse Manufacturing Building with
For Sale
$1,395,000
5816 S 116th West Avenue, Sand Springs, OK 74063
COMMERCIAL - Sand Springs, OK
Property Size18,529 SF
Lot Size1.26 Acres
Price / SF$75.29
Days on Market180
Property Features for 5816 S 116th West Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
IL
Parking features
Paved or Surfaced
Interior features
Cable TV Wired, High Speed Internet, Mini-Kitchen, Public Restrooms
Exterior features
Lighting
Fencing
Chain Link
Subdivision
PRATTVILLE INDUSTRIAL PARK SOUTH
Elementary school district
Sand Springs - Sch Dist (2)
Middle school district
Sand Springs - Sch Dist (2)
High school district
Sand Springs - Sch Dist (2)
Directions
At Hwy 97 and W. 61st St., go north on Hwy 97 to W. 57th Pl. S. and turn left (west) onto W. 57th Pl. S. That road curves around to S. 116th W. Ave. 5816 S. 116th W. Ave. will be on your right (west side of the road).
Standard status
Active
APN
55381-91-34-62370
Size
18,529 SF
Lot size
1.26 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
N/2 LT5 BLK 1 PRATTVILLE INDUSTRIAL PARK SOUTH
Tax Annual Amount
7375
Legal Description
N/2 LT5 BLK 1 PRATTVILLE INDUSTRIAL PARK SOUTH
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Amenities
Security system
Building Details
Year built
1979
Floors in Building
2
Flooring type
Vinyl, Concrete, Carpet, Tile
Building materials
Steel
Roof type
Metal
Listing Agency:
Chinowth & Cohen
(918) 392-0900
Listed By:
DC Roberts · License #157563
(918) 710-1704
Added: Feb 18
Changed: Aug 4
Last Checked: Aug 17 at 7:06AM
MLS# 2605260
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.
Warehouse manufacturing building offered in two buildings totaling 18,529+ SF (AP) gross building area, including 13,933+ SF (AP) warehouse manufacturing space and 4,596+ SF (AP) two-story office area. The facility is fully climate controlled, with steel construction, vinyl-backed insulated walls and ceilings, and central heating and central air.
Industrial improvements include two manufacturing bays, clear span up to 60', and eave heights reported as 22' (center 25') in the main manufacturing area. Mechanical and utilities features include air piping with plumbing for two air compressors, electrical 3-phase service with 600 amps of 480V and 800 amps of 208/240V in separate panels throughout shops. Loading includes OHDs of 3-12' x 14' and 1-16' x 16', plus a 1-16' x 16' grade level door. A portion of Building 1 includes clear span space described as 60' x 32' with an eave height of 14' (center 16'). Building 1 also has capability to expand an additional 6,000+ SF for future growth.
The office areas are wired for technology and include a security system throughout the facility, plus mini-kitchen and public restrooms. Offices and breakroom furnishing are negotiable. The property sits on 1.263 acres with paved/surfaced parking and chain link fencing, and includes a metal roof. Year built is 1979.
Industrial improvements include two manufacturing bays, clear span up to 60', and eave heights reported as 22' (center 25') in the main manufacturing area. Mechanical and utilities features include air piping with plumbing for two air compressors, electrical 3-phase service with 600 amps of 480V and 800 amps of 208/240V in separate panels throughout shops. Loading includes OHDs of 3-12' x 14' and 1-16' x 16', plus a 1-16' x 16' grade level door. A portion of Building 1 includes clear span space described as 60' x 32' with an eave height of 14' (center 16'). Building 1 also has capability to expand an additional 6,000+ SF for future growth.
The office areas are wired for technology and include a security system throughout the facility, plus mini-kitchen and public restrooms. Offices and breakroom furnishing are negotiable. The property sits on 1.263 acres with paved/surfaced parking and chain link fencing, and includes a metal roof. Year built is 1979.
Key Highlights
- Two‑building industrial facility totaling 18,529+ SF (AP) gross building area
- 13,933+ SF (AP) warehouse manufacturing space plus 4,596+ SF (AP) two‑story office area
- Fully climate controlled with clear span up to 60' and eave heights reported at 22' and 14'
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
$119,776
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
8.59%
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%
$2,395,520
$2.4M
Cap Rate 7%
$1,711,086
$1.7M
Cap Rate 9%
$1,330,844
$1.3M
Market Conditions
NOI Build-Up for 18,529 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
$144.5K $7.80/SF
− Vacancy
−$3.6K −$0.20/SF
EGI
$140.9K $7.60/SF
− OpEx
−$21.1K −$1.14/SF
NOI
$119.8K $6.46/SF
Area
Tulsa County, OK
Vacancy
2.50%
Lease Rate
$7.80 /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%
$2,395,520
Cap Rate 7%
$1,711,086
Cap Rate 9%
$1,330,844
Alternative Uses
Best Use
Office B
$3.26M
$2.86M – $3.81M
NOI $228,409 @ 7.0% cap · market cap 16.37%
Second Best
Warehouse
$1.71M
$1.50M – $2.00M
NOI $119,776 @ 7.0% cap · market cap 8.59%
Theoretical Best
Office A
$4.18M
$3.65M – $4.87M
NOI $292,315 @ 7.0% cap · market cap 20.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 74063, OK
30,630
Population
12,823
Households
2.4
Avg Household Size
42
Median Age
24%
College-Educated
91%
High-School Grad
129.8 sq mi
ZIP Area
236
Density / Sq Mi
$71,569
Median Household Income
$41,815
Median Earnings
$989
Median Rent
$187,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Fully climate controlled warehouse manufacturing space with 60' clear span and a two-story office area.
Where is this manufacturing property located?
The property is located at 5816 S 116th West Avenue Sand Springs, OK.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Two‑building industrial facility totaling 18,529+ SF (AP) gross building area; 13,933+ SF (AP) warehouse manufacturing space plus 4,596+ SF (AP) two‑story office area; Fully climate controlled with clear span up to 60' and eave heights reported at 22' and 14'
