Tulsa Office Building For
For Sale
$5,750,000
7127 Riverside Parkway, Tulsa, OK 74136
37,700 SF office building on 4.29 acres in Tulsa.
Property Size37,700 SF
Lot Size4.29 Acres
Price / SF$152.52
Days on Market153
Property Features for 7127 Riverside Parkway
General Information
Standard status
Active
Size
37,700 SF
Lot size
4.29 Acres
Property subtype
Office
Listing Agency:
CBRE | Tulsa
(918) 392-7253
Listed By:
Dylan Seibert
(918) 392-7253
Source:
Cbre
Added: Mar 25
Changed: Aug 14
Last Checked: Aug 24 at 6:48AM
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 CBRE | Tulsa
Investment Insights
Based on property information with market context.
This 37,700 square foot office building is situated on approximately 4.29 acres. Constructed in 1992 and renovated in 1998, the property features concrete block construction with an EIFS exterior and glass aluminum windows. The roof was resealed in 2020. The building includes a glass storefront and four bank drive-in lanes. It is fully sprinklered, with the system monitored by Simplex Grinnell. Electrical capacity is provided by a 2,000 amp panel (3 phase - 120/208v). The property is equipped with six roof top HVAC units and three 8'x8' docks. There are approximately 180 total parking spaces available. The interior layout features open office plans with offices, conference rooms, and a break room. The property is zoned CS with RDO 3 Overlay.
Key Highlights
- 37,700± SF on 4.29± Acres
- 180± Total Parking Spaces
- Zoned CS with RDO 3 Overlay
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
$489,569
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
8.51%
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%
$9,791,380
$9.8M
Cap Rate 7%
$6,993,843
$7.0M
Cap Rate 9%
$5,439,656
$5.4M
Market Conditions
NOI Build-Up for 37,700 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
$755.5K $20.04/SF
− Vacancy
−$102.7K −$2.73/SF
EGI
$652.8K $17.31/SF
− OpEx
−$163.2K −$4.33/SF
NOI
$489.6K $12.99/SF
Area
ZIP 74136
Vacancy
13.60%
Lease Rate
$20.04 /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%
$9,791,380
Cap Rate 7%
$6,993,843
Cap Rate 9%
$5,439,656
Alternative Uses
Best Use
Office B
$6.99M
$6.12M – $8.16M
NOI $489,569 @ 7.0% cap · market cap 8.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.17M
$7.15M – $9.54M
NOI $572,239 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
563
Businesses Nearby
Explore this area
Business Placement
Demographics for 74136, OK
30,416
Population
16,375
Households
1.9
Avg Household Size
38
Median Age
38%
College-Educated
91%
High-School Grad
7.7 sq mi
ZIP Area
3,950
Density / Sq Mi
$51,314
Median Household Income
$35,072
Median Earnings
$926
Median Rent
$292,200
Median Home Value
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 - 37,700 SF office building on 4.29 acres in Tulsa.
Where is this office building located?
The property is located at 7127 Riverside Parkway Tulsa, OK.
What is the asking price?
The asking price for this property is $5,750,000.
What are key features of this property?
This property features: 37,700± SF on 4.29± Acres; 180± Total Parking Spaces; Zoned CS with RDO 3 Overlay
