Mixed-Use Property with Shop
For Sale
$525,000
6203 E Tecumseh St, Tulsa, OK 74115
Live-work configuration combines commercial shop space, an attached residence, covered parking, and enclosed outdoor areas.
Property Size7,711 SF
Price / SF$68.08
Days on Market39
Property Features for 6203 E Tecumseh St
General Information
Standard status
Active
Size
7,711 SF
Amenities
private courtyard-style yard
koi pond
one-car garage
carport
Building Details
Year Built
1950
Buildings
3
Listing Agency:
Solid Rock, REALTORS
(918) 271-9321
Listed By:
Katie Brown · License #205594
Source:
Thewolekgroup
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 30 at 7:44PM
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 Solid Rock, REALTORS
Investment Insights
Based on property information with market context.
This mixed-use property combines two commercial shop buildings with an attached residential home, creating an integrated live-work arrangement. The residence includes one bedroom, one bathroom, and a one-car garage. A privacy-fenced carport measuring 20 by 80 feet adds covered space for parking, storage, or work activities. The buildings are linked by a private courtyard-style yard with a koi pond.
The property at 6203 E Tecumseh St in Tulsa, Oklahoma, encompasses 7,711 and was built in 1950. Furniture, tools, equipment, and other business-related items convey with the sale, providing a broad collection of existing personal and operational property within the offering.
The property at 6203 E Tecumseh St in Tulsa, Oklahoma, encompasses 7,711 and was built in 1950. Furniture, tools, equipment, and other business-related items convey with the sale, providing a broad collection of existing personal and operational property within the offering.
Key Highlights
- Two commercial shop buildings paired with an attached residence
- One‑bedroom, one‑bathroom home with a one‑car garage
- Privacy‑fenced 20x80 carport for covered parking, storage, or workspace
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
$39,997
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
7.62%
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%
$799,940
$799.9K
Cap Rate 7%
$571,386
$571.4K
Cap Rate 9%
$444,411
$444.4K
Market Conditions
NOI Build-Up for 7,711 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
$64.8K $8.40/SF
− Vacancy
−$3.2K −$0.42/SF
EGI
$61.5K $7.98/SF
− OpEx
−$21.5K −$2.79/SF
NOI
$40.0K $5.19/SF
Area
Tulsa, OK
Vacancy
5.00%
Lease Rate
$8.40 /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%
$799,940
Cap Rate 7%
$571,386
Cap Rate 9%
$444,411
Alternative Uses
Best Use
Office B
$1.27M
$1.11M – $1.48M
NOI $89,004 @ 7.0% cap · market cap 16.95%
Second Best
Mixed Use
$1.04M
$910.9K – $1.21M
NOI $72,869 @ 7.0% cap · market cap 13.88%
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $115,125 @ 7.0% cap · market cap 21.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
277
Businesses Nearby
Explore this area
Business Placement
Demographics for 74115, OK
24,461
Population
9,583
Households
2.6
Avg Household Size
32
Median Age
9%
College-Educated
72%
High-School Grad
16.0 sq mi
ZIP Area
1,529
Density / Sq Mi
$43,111
Median Household Income
$27,179
Median Earnings
$987
Median Rent
$74,900
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.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Live-work configuration combines commercial shop space, an attached residence, covered parking, and enclosed outdoor areas.
Where is this mixed-use property located?
The property is located at 6203 E Tecumseh St Tulsa, OK.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two commercial shop buildings paired with an attached residence; One‑bedroom, one‑bathroom home with a one‑car garage; Privacy‑fenced 20x80 carport for covered parking, storage, or workspace
