Sperry Commercial Building For
For Sale
Contact for pricing
6455 E 106th St N, Sperry, OK 74073
10,001 SF commercial building suited for childcare, therapy, or office.
Property Size10,001 SF
Price / SF$294.97
Days on Market353
Property Features for 6455 E 106th St N
General Information
Standard status
Active
Size
10,001 SF
Property subtype
Retail, Office, Mixed Use
Zoning
Commercial
Investment Type
Owner/User
Building Details
Year Built
2020
Buildings
2
Stories
1
Tenancy
Single
Listing Agency:
Bauer & Associates
(918) 724-5140
Listed By:
Sheila Cooper · License #OK 152963
Source:
Crexi
Added: Aug 25, 2025
Changed: Aug 8
Last Checked: Aug 11 at 2:07PM
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 Bauer & Associates
Investment Insights
Based on property information with market context.
Available for sale is a 10,001 square foot commercial building located in Sperry, Oklahoma. This newly constructed property is suitable for a childcare center, therapy practice, or general office use. The property is positioned blocks away from rapidly growing residential developments, offering immediate demand for businesses. This move-in ready building is designed to serve the Sperry community.
Key Highlights
- Brand‑new construction (2020) commercial building.
- Ideally suited for childcare center, therapy practice, or office use.
- Fully equipped and move‑in ready.
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
$123,284
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
4.18%
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%
$2,465,680
$2.5M
Cap Rate 7%
$1,761,200
$1.8M
Cap Rate 9%
$1,369,822
$1.4M
Market Conditions
NOI Build-Up for 10,001 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
$187.2K $18.72/SF
− Vacancy
−$22.8K −$2.28/SF
EGI
$164.4K $16.44/SF
− OpEx
−$41.1K −$4.11/SF
NOI
$123.3K $12.33/SF
Area
Tulsa County, OK
Vacancy
12.20%
Lease Rate
$18.72 /SF/Yr
Expense Ratio
25.00%
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%
$2,465,680
Cap Rate 7%
$1,761,200
Cap Rate 9%
$1,369,822
Alternative Uses
Best Use
Office B
$1.76M
$1.54M – $2.05M
NOI $123,284 @ 7.0% cap · market cap 4.18%
Second Best
Retail
$1.46M
$1.27M – $1.70M
NOI $101,860 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$2.25M
$1.97M – $2.63M
NOI $157,776 @ 7.0% cap · market cap 5.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74073, OK
5,366
Population
2,258
Households
2.4
Avg Household Size
41
Median Age
23%
College-Educated
90%
High-School Grad
46.7 sq mi
ZIP Area
115
Density / Sq Mi
$77,823
Median Household Income
$43,203
Median Earnings
$1,004
Median Rent
$241,400
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?
Day care center - 10,001 SF commercial building suited for childcare, therapy, or office.
Where is this day care center located?
The property is located at 6455 E 106th St N Sperry, OK.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: Brand‑new construction (2020) commercial building.; Ideally suited for childcare center, therapy practice, or office use.; Fully equipped and move‑in ready.
