Tulsa Office Building For
For Sale
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6911 S 66th E Ave, Tulsa, OK
Professional office building in Tulsa's Sheridan Chase Office Park.
Property Size12,454 SF
Lot Size0.92 Acres
Price / SF$140.52
Days on Market369
Property Features for 6911 S 66th E Ave
General Information
Standard status
Active
Size
12,454 SF
Lot size
0.92 Acres
Property subtype
OFFICE
Lease Type
Full Service
Properties For Sale
at 6911 S 66th E Ave Contact us- Floor
- 1
- Size
- 4,750 SF
- Type
- OFFICE
- Lease Type
- FULL_SERVICE
- Availability
- AVAILABLE, On Available Date
Office For Lease
- Easy Access To E 71st Street
- One Story Building
- Excellent Front Door Parking
-...
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Listing Agency:
Bauer & Associates
(918) 724-5140
Listed By:
Sheila Cooper · License #152963
(918) 724-5140
Source:
Moodyscre
Added: Aug 19, 2025
Changed: Aug 8
Last Checked: Aug 22 at 1:55PM
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.
Located near East 71st Street and South Sheridan Road in Tulsa's established office area, this office building provides convenient access to major roads, restaurants, and shops. The property, situated in the Sheridan Chase Office Park, is suitable for investment or owner-occupancy. It features a one-story, freestanding building with approximately 12,454 square feet of space on a land area of about 0.92 acres (approximately 39,865 square feet). The building offers ample front door parking, an upscale and well-maintained common area, and a quiet, professional office environment. High-quality interior finishes are present throughout the building, making it suitable for medical or professional office use.
Key Highlights
- Prime location in Tulsa's established office corridor near 71st and Sheridan, offering easy access to major thoroughfares, dining, and retail.
- Ideal for investment or owner/user, providing flexibility and potential for various business models.
- Freestanding, one‑story building with ±12,454 SF, offering a self‑contained and manageable space.
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
$143,750
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
8.21%
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%
$2,875,000
$2.9M
Cap Rate 7%
$2,053,571
$2.1M
Cap Rate 9%
$1,597,222
$1.6M
Market Conditions
NOI Build-Up for 12,454 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
$224.2K $18.00/SF
− Vacancy
−$32.5K −$2.61/SF
EGI
$191.7K $15.39/SF
− OpEx
−$47.9K −$3.85/SF
NOI
$143.8K $11.54/SF
Area
Tulsa, OK
Vacancy
14.50%
Lease Rate
$18.00 /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%
$2,875,000
Cap Rate 7%
$2,053,571
Cap Rate 9%
$1,597,222
Alternative Uses
Best Use
Office B
$2.05M
$1.80M – $2.40M
NOI $143,750 @ 7.0% cap · market cap 8.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.66M
$2.32M – $3.10M
NOI $185,937 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,055
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in Tulsa, OK
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Professional office building in Tulsa's Sheridan Chase Office Park.
Where is this office building located?
The property is located at 6911 S 66th E Ave Tulsa, OK.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Prime location in Tulsa's established office corridor near 71st and Sheridan, offering easy access to major thoroughfares, dining, and retail.; Ideal for investment or owner/user, providing flexibility and potential for various business models.; Freestanding, one‑story building with ±12,454 SF, offering a self‑contained and manageable space.
