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    Downtown Tulsa Commercial Opportunity Title is generated by Realmo AI

    621 S Kenosha Avenue, Tulsa, OK 74120

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    For Sale
    $799,000

    COMMERCIAL - Tulsa, OK

    Type:Retail
    Property size:
    4,450 SF
    Lot size:
    0.45 Acres
    Price / SF:
    $179/SF
    Added:
    May 13, 2026
    Days on Market:
    17
    Last Refresh:
    May 29 at 1:06 pm

    Property Features for 621 S Kenosha Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Zoning
    CBD
    Interior features
    Cable TV Wired, Display Window
    Exterior features
    Lighting, Prof Landscaped, Sidewalk
    Fencing
    Privacy
    Standard status
    Active
    APN
    06050-92-01-01530
    Size
    4,450 SF
    Lot size
    0.45 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    PRT LTS 13 THRU 20 BEG NWC LT 13 TH E200 NEC LT 20 S85 SW TO WL LT 13 N110 POB BLK 7
    Tax Annual Amount
    4307

    Utilities

    Utilities
    Cable Available
    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1950
    Building materials
    Frame

    We can help!

    Listing Contact
    Amanda Pierce Bivens
    Amanda Pierce Bivens

    Listing agent Amanda Pierce Bivens License #172154

    Listing office Chinowth & Cohen 3912 E 91st St, Tulsa, OK

    Listing date May 13, 2026

    MLS# 2617723

    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.

    HighLights

    • Prime downtown Tulsa location in the East Village District with unobstructed views
    • Private parking lot, a rare amenity in the downtown area
    • Robust structural capacity allows for expansion up to 3 stories
    • Excellent accessibility: located directly off the highway exit and 7th Street
    • Versatile space suitable for restaurant, bar, office, retail, or jewelry store
    • Updated and meticulously maintained freestanding building

    Overview

    Located in the East Village District of Tulsa, this freestanding commercial building offers unobstructed downtown views. The updated and maintained property has structural capacity for expansion up to 3 stories. Situated off the highway exit and 7th Street, the location provides accessibility and visibility, enhanced by a private parking lot. The 4,450 square foot property is zoned CBD and is located on a 0.448-acre lot. The property is suitable for various business uses, including an upscale restaurant, destination bar, dynamic office, engaging retail space, or jewelry store.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $80.1k $18.00
    − Vacancy −$11.6k −$2.61
    EGI $68.5k $15.39
    − OpEx −$17.1k −$3.85
    NOI $51.4k $11.54
    4,450 SF · lease $18.00/SF/yr · vacancy 14.50% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $733.8K
    $642.1K – $856.1K (±1% cap)
    NOI $51,364 @ 7.0% cap · market cap 6.43%
    Second Best
    Specialty Retail
    $717.8K
    $628.0K – $837.4K (±1% cap)
    NOI $50,243 @ 7.0% cap · market cap 6.29%
    Theoretical Best
    Office A
    $949.1K
    $830.5K – $1.11M (±1% cap)
    NOI $66,438 @ 7.0% cap · market cap 8.32%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    B B Auto ... Parking Lot & Garage The Flower Shop Dispensary (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • SWEET LU'S FLORAL SERVICE — 1916 S Sheridan Rd, Tulsa, OK 74112
    • Poppy's Garden Floral Design & Events — 415 E 12th St Suite B, Tulsa, OK 74120
    • Cliffside Same Day Flower Delivery Tulsa — 13 E 4th St, Tulsa, OK 74103
    • BOTANICALS — Tulsa, OK 74120
    • Messages Floral Design Studio — 1402 S Peoria Ave #110, Tulsa, OK 74120

    Location Insight

    • Map
    • Local Demand
    City
    Tulsa
    County
    Creek
    State
    Oklahoma
    Longitude
    -95.9817687
    Latitude
    36.1521061

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    FAQs

    What type of property is this?
    Storefront property - Freestanding building in Tulsa's East Village District with expansion potential.
    Where is this storefront property located?
    The property is located at 621 S Kenosha Avenue Tulsa, OK.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: Prime downtown Tulsa location in the East Village District with unobstructed views; Private parking lot, a rare amenity in the downtown area; Robust structural capacity allows for expansion up to 3 stories
    (918) 392-0900
    We can help!
    Listing Contact
    Amanda Pierce Bivens
    Amanda Pierce Bivens
    Real Estate License ID: 172154
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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