Ground-Floor Office
For Sale
Contact for pricing
7806 E 108th St, Tulsa, OK 74133
Two move-in-ready suites offer private offices, reception flexibility, and conference or break-room space.
Property Size6,716 SF
Price / SF$264.29
Days on Market9
Property Features for 7806 E 108th St
General Information
Standard status
Active
Size
6,716 SF
Property subtype
OFFICE
Additional Details
Floor
Ground Floor
Office Units
2
Listing Agency:
McGraw Commercial Properties | Tulsa
(918) 388-9588
Listed By:
Kyle Quinn
(918) 978-8148
Source:
Moodyscre
Added: Aug 26
Changed: Aug 29
Last Checked: Sep 1 at 9:14PM
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 McGraw Commercial Properties | Tulsa
Investment Insights
Based on property information with market context.
This office property includes two ground-floor suites, each measuring approximately 1,200 SF. Both suites are arranged with five private offices, including one office that can serve as a reception area, along with a conference room and break room. The spaces are presented as move-in-ready and provide a defined setting for professional office operations.
The building is positioned at the entrance to an office park, providing straightforward access for employees and visitors. Its address places the property within South Tulsa’s commercial corridor. The overall property size is 6,716 square feet, with the available suites offering an efficient configuration for office users seeking dedicated rooms and meeting space.
The building is positioned at the entrance to an office park, providing straightforward access for employees and visitors. Its address places the property within South Tulsa’s commercial corridor. The overall property size is 6,716 square feet, with the available suites offering an efficient configuration for office users seeking dedicated rooms and meeting space.
Key Highlights
- Two ground‑floor office suites, each approximately 1,200 SF
- Five private offices in each suite, with reception‑area flexibility
- Conference room and break room included in both suites
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
$93,930
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
5.29%
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%
$1,878,600
$1.9M
Cap Rate 7%
$1,341,857
$1.3M
Cap Rate 9%
$1,043,667
$1.0M
Market Conditions
NOI Build-Up for 6,716 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
$149.1K $22.20/SF
− Vacancy
−$23.9K −$3.55/SF
EGI
$125.2K $18.65/SF
− OpEx
−$31.3K −$4.66/SF
NOI
$93.9K $13.99/SF
Area
ZIP 74133
Vacancy
16.00%
Lease Rate
$22.20 /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%
$1,878,600
Cap Rate 7%
$1,341,857
Cap Rate 9%
$1,043,667
Alternative Uses
Best Use
Office B
$1.34M
$1.17M – $1.57M
NOI $93,930 @ 7.0% cap · market cap 5.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,756 @ 7.0% cap · market cap 7.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
1,064
Businesses Nearby
Explore this area
Business Placement
Demographics for 74133, OK
48,331
Population
22,638
Households
2.1
Avg Household Size
38
Median Age
42%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
3,528
Density / Sq Mi
$73,983
Median Household Income
$43,897
Median Earnings
$1,129
Median Rent
$254,700
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 units - Two move-in-ready suites offer private offices, reception flexibility, and conference or break-room space.
Where is this office units located?
The property is located at 7806 E 108th St Tulsa, OK.
What is the asking price?
The asking price for this property is $1,775,000.
What are key features of this property?
This property features: Two ground‑floor office suites, each approximately 1,200 SF; Five private offices in each suite, with reception‑area flexibility; Conference room and break room included in both suites
