Flex Warehouse Office
For Sale
$799,000
7446 E 46th Place, Tulsa, OK 74145
Commercial, Tulsa, OK
Property Size4,800 SF
Lot Size0.50 Acres
Price / SF$166.46
Days on Market48
Property Features for 7446 E 46th Place
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
IL
Security features
Security System
Interior features
Floored Attic, Mini-Kitchen, Security System-Owned, Smoke Detector
Exterior features
Door Sign, Lighting
Subdivision
Industrial Equipment Center
Elementary school district
Tulsa - Sch Dist (1)
Middle school district
Tulsa - Sch Dist (1)
High school district
Tulsa - Sch Dist (1)
Directions
POB 51st & Memorial. Head North, West on 46th PL. Property on the left.
Standard status
Active
Size
4,800 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E-67 .50 OF W-167.50'LT-4-BLK-2
Tax Annual Amount
4422
Legal Description
E-67 .50 OF W-167.50'LT-4-BLK-2
Utilities
Heating system
Central
Cooling system
Zoned, Central Air
Amenities
conference room
kitchen/break room
tornado shelter
Building Details
Year built
1973
Floors in Building
1
Flooring type
Vinyl
Building materials
Concrete
Listing Agency:
Platinum Realty, LLC.
(888) 220-0988
Listed By:
Jose R Lopez-Saldivar
(918) 693-7885
Added: Jul 13
Changed: Aug 19
Last Checked: Aug 29 at 9:06AM
MLS# 2625647
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.
Investment Insights
Based on property information with market context.
Move-in ready commercial flex property featuring 6+ private offices, training/workshop rooms, and a conference room, along with two storage areas. The layout includes three bathrooms, including one with a shower, and a fully functioning kitchen/break room for day-to-day operations. A spacious warehouse portion supports business activity for operations and/or inventory, and the property includes a tornado shelter. Updates include fresh paint, new flooring throughout, updated data and communication cabling, and a new roof.
Located at 7446 E 46th Place in Tulsa, OK 74145, the property provides both front and back parking for tenant and customer access. Zoning is IL.
Located at 7446 E 46th Place in Tulsa, OK 74145, the property provides both front and back parking for tenant and customer access. Zoning is IL.
Key Highlights
- Commercial building built in 1973 with concrete construction and central heating
- Zoned central air plus security system (owned) and smoke detectors
- Flexible interior layout with 6+ private offices, training/workshop rooms, and a conference room
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
$55,404
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
6.93%
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%
$1,108,080
$1.1M
Cap Rate 7%
$791,486
$791.5K
Cap Rate 9%
$615,600
$615.6K
Market Conditions
NOI Build-Up for 4,800 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
$86.4K $18.00/SF
− Vacancy
−$12.5K −$2.61/SF
EGI
$73.9K $15.39/SF
− OpEx
−$18.5K −$3.85/SF
NOI
$55.4K $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%
$1,108,080
Cap Rate 7%
$791,486
Cap Rate 9%
$615,600
Alternative Uses
Best Use
Office B
$791.5K
$692.6K – $923.4K
NOI $55,404 @ 7.0% cap · market cap 6.93%
Second Best
Warehouse
$400.3K
$350.3K – $467.0K
NOI $28,020 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$1.02M
$895.8K – $1.19M
NOI $71,664 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,473
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74145, OK
18,055
Population
8,523
Households
2.1
Avg Household Size
36
Median Age
27%
College-Educated
90%
High-School Grad
5.9 sq mi
ZIP Area
3,060
Density / Sq Mi
$55,118
Median Household Income
$37,021
Median Earnings
$1,039
Median Rent
$160,700
Median Home Value
Market
Vacancy Rate% for Office in Tulsa, OK
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Tulsa Catering Services — 4864 S 71st E Ave, Tulsa, OK 74145
Frequently Asked Questions
What type of property is this?
Flex space - Move-in ready flex property with private offices, warehouse space, and front/back parking.
Where is this flex space located?
The property is located at 7446 E 46th Place 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: Commercial building built in 1973 with concrete construction and central heating; Zoned central air plus security system (owned) and smoke detectors; Flexible interior layout with 6+ private offices, training/workshop rooms, and a conference room
