Multifamily Investment in Tulsa
For Sale
$1,599,900
6330 E 7th Street, Tulsa, OK 74112
18-unit multifamily property with value-add potential and tenant-friendly amenities.
Property Size16,163 SF
Price / SF$98.99
Days on Market99
Property Features for 6330 E 7th Street
General Information
Standard status
Active
Size
16,163 SF
Taxes and HOA fees
Annual Taxes
$9,215
Listing Agency:
Linked Realty LLC
(918) 924-7792
Listed By:
Jesse Hancock
(918) 924-7792
Source:
Exprealty
Added: May 15
Changed: Aug 20
Last Checked: Aug 21 at 12:42PM
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 Linked Realty LLC
Investment Insights
Based on property information with market context.
This 18-unit multifamily property is positioned in a rapidly improving Tulsa corridor. It offers stable operations, value-add potential, and tenant-friendly amenities. All bills are paid by ownership, including water, electric (PSO), gas (ONG), and trash. The property features central heat and air in all units, private off-street parking, and a maintained courtyard. Some units are fully rebuilt with high-quality finishes. An additional opportunity exists with the on-site laundry building located within the courtyard, currently utilized for storage, the space is already positioned for conversion into an income-producing laundry facility. Located just minutes from I-244, the property offers connectivity throughout the Tulsa metro. The University of Tulsa is approximately three miles away. The property is located within a FEMA-designated flood zone. The property has operated without flood-related interruptions. The property size is 16163 square feet.
Key Highlights
- Stable, 18‑unit multifamily investment in a rapidly improving Tulsa corridor.
- All bills paid by ownership (water, electric, gas, trash) providing a competitive advantage.
- Value‑add potential through on‑site laundry building conversion.
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
$144,172
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
9.01%
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%
$2,883,440
$2.9M
Cap Rate 7%
$2,059,600
$2.1M
Cap Rate 9%
$1,601,911
$1.6M
Market Conditions
NOI Build-Up for 16,163 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
$290.9K $18.00/SF
− Vacancy
−$28.8K −$1.78/SF
EGI
$262.1K $16.22/SF
− OpEx
−$118.0K −$7.30/SF
NOI
$144.2K $8.92/SF
Area
Tulsa, OK
Vacancy
9.90%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$2,883,440
Cap Rate 7%
$2,059,600
Cap Rate 9%
$1,601,911
Alternative Uses
Best Use
Apartment 5plus
$2.06M
$1.80M – $2.40M
NOI $144,172 @ 7.0% cap · market cap 9.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.45M
$3.02M – $4.02M
NOI $241,312 @ 7.0% cap · market cap 15.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
580
Businesses Nearby
Explore this area
Business Placement
Demographics for 74112, OK
20,810
Population
10,524
Households
2
Avg Household Size
38
Median Age
27%
College-Educated
87%
High-School Grad
6.8 sq mi
ZIP Area
3,060
Density / Sq Mi
$55,848
Median Household Income
$37,151
Median Earnings
$1,024
Median Rent
$149,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - 18-unit multifamily property with value-add potential and tenant-friendly amenities.
Where is this apartment building located?
The property is located at 6330 E 7th Street Tulsa, OK.
What is the asking price?
The asking price for this property is $1,599,900.
What are key features of this property?
This property features: Stable, 18‑unit multifamily investment in a rapidly improving Tulsa corridor.; All bills paid by ownership (water, electric, gas, trash) providing a competitive advantage.; Value‑add potential through on‑site laundry building conversion.
