Flex Space with Shop and
For Sale
$499,000
603 W Rogers Boulevard, Skiatook, OK 74070
COMMERCIAL - Skiatook, OK
Property Size3,750 SF
Lot Size0.36 Acres
Price / SF$133.07
Days on Market157
Property Features for 603 W Rogers Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C/I
Parking features
Off Street
Interior features
9' Ceiling Height
Subdivision
SHERIFF I
Elementary school district
Skiatook - Sch Dist (7)
Middle school district
Skiatook - Sch Dist (7)
High school district
Skiatook - Sch Dist (7)
Directions
POB US-169 N to Collinsville. Continue to OK-20 W/E 146th St N/E Hwy 20/W Broadway St. Turn right onto OK-20 W/E 146th St N/E Hwy 20/W Broadway St. Continue to follow OK-20 W/E Hwy 20. Turn left. Building will be on the left.
Standard status
Active
APN
06747
Size
3,750 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 4,5&6, Sheriff I
Tax Annual Amount
1469
Legal Description
Lot 4,5&6, Sheriff I
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1990
Building materials
Aluminum
Roof type
Metal
Listing Agency:
RE/MAX Results · RE/MAX International
(918) 376-6400
Listed By:
Sarah Tucker · License #174916
(918) 289-9918
Added: Mar 17
Changed: Aug 4
Last Checked: Aug 20 at 9:06PM
MLS# 2604513
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 3,750-square-foot flex property combines shop and office areas within a single commercial building. Built in 1990, the structure features aluminum construction, a metal roof, 9' ceilings, central heating, central air, and off-street parking. The property occupies 0.36 acres and is zoned C/I.
Located at 603 W Rogers Boulevard in Skiatook, the building sits directly on Hwy 20, providing straightforward access from the roadway. Its blend of functional workspace and office accommodation supports a range of commercial operations without separating the uses across multiple sites.
Located at 603 W Rogers Boulevard in Skiatook, the building sits directly on Hwy 20, providing straightforward access from the roadway. Its blend of functional workspace and office accommodation supports a range of commercial operations without separating the uses across multiple sites.
Key Highlights
- 3,750‑square‑foot flex property with shop and office areas
- 0.36‑acre site directly on Hwy 20
- C/I 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
$23,671
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
4.74%
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%
$473,420
$473.4K
Cap Rate 7%
$338,157
$338.2K
Cap Rate 9%
$263,011
$263.0K
Market Conditions
NOI Build-Up for 3,750 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
$37.4K $9.96/SF
− Vacancy
−$934 −$0.25/SF
EGI
$36.4K $9.71/SF
− OpEx
−$12.7K −$3.40/SF
NOI
$23.7K $6.31/SF
Area
Tulsa County, OK
Vacancy
2.50%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$473,420
Cap Rate 7%
$338,157
Cap Rate 9%
$263,011
Alternative Uses
Best Use
Flex RnD
$338.2K
$295.9K – $394.5K
NOI $23,671 @ 7.0% cap · market cap 4.74%
Second Best
Industrial
$285.2K
$249.5K – $332.7K
NOI $19,963 @ 7.0% cap · market cap 4.00%
Theoretical Best
Office A
$845.1K
$739.5K – $986.0K
NOI $59,160 @ 7.0% cap · market cap 11.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
241
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 74070, OK
15,407
Population
6,179
Households
2.5
Avg Household Size
40
Median Age
22%
College-Educated
90%
High-School Grad
195.9 sq mi
ZIP Area
79
Density / Sq Mi
$63,777
Median Household Income
$39,518
Median Earnings
$951
Median Rent
$208,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building combining workspace and offices with C/I zoning and direct access to Hwy 20.
Where is this flex space located?
The property is located at 603 W Rogers Boulevard Skiatook, OK.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 3,750‑square‑foot flex property with shop and office areas; 0.36‑acre site directly on Hwy 20; C/I zoning
