Dual-Configured Office
For Sale
$545,000
8104 NW 122 Street, Oklahoma City, OK 73142
Commercial Sale, Oklahoma City, OK
Property Size3,120 SF
Lot Size0.33 Acres
Price / SF$174.68
Days on Market32
Property Features for 8104 NW 122 Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Accessibility
Accessible Approach with Ramp
Directions
One block west of Council Rd and 122 on the SW side
Standard status
Active
APN
8104NW12273142
Size
3,120 SF
Lot size
0.33 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Electric
Water source
Public
Building Details
Year built
1984
Floors in Building
1
Listing Agency:
Metro First Realty
(405) 242-4004
Listed By:
Debra Wilson
(405) 919-6978
Added: Jul 28
Changed: Aug 27
Last Checked: Aug 28 at 11:06PM
MLS# 1246466
Copyright © 2026 MLSOK, 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.
Built in 1984, this 3,120-square-foot commercial office property is arranged as two separately serviced areas. Each side includes four offices, while the overall layout provides two reception areas, multiple bathrooms including HDA facilities, and ample storage. Separate electrical, HVAC, and water systems support independent operation, and both the front and rear entrances are secured with heavy metal doors.
The 0.33-acre property includes a large parking area and sits at 8104 NW 122 Street in Oklahoma City. Traffic along NW 122 Street contributes to the property's street exposure. Public water and public sewer serve the site, with natural gas heating, electric cooling, and an accessible approach with ramp.
The 0.33-acre property includes a large parking area and sits at 8104 NW 122 Street in Oklahoma City. Traffic along NW 122 Street contributes to the property's street exposure. Public water and public sewer serve the site, with natural gas heating, electric cooling, and an accessible approach with ramp.
Key Highlights
- 3,120‑square‑foot office property on a 0.33‑acre lot
- Two separately serviced office areas with independent electrical, HVAC, and water systems
- Each side includes 4 offices; combined layout has 2 reception areas
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
$44,389
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
8.14%
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%
$887,780
$887.8K
Cap Rate 7%
$634,129
$634.1K
Cap Rate 9%
$493,211
$493.2K
Market Conditions
NOI Build-Up for 3,120 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
$77.9K $24.96/SF
− Vacancy
−$18.7K −$5.99/SF
EGI
$59.2K $18.97/SF
− OpEx
−$14.8K −$4.74/SF
NOI
$44.4K $14.23/SF
Area
Oklahoma City, OK
Vacancy
24.00%
Lease Rate
$24.96 /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%
$887,780
Cap Rate 7%
$634,129
Cap Rate 9%
$493,211
Alternative Uses
Best Use
Office B
$634.1K
$554.9K – $739.8K
NOI $44,389 @ 7.0% cap · market cap 8.14%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.07M
$933.7K – $1.24M
NOI $74,693 @ 7.0% cap · market cap 13.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Demographics for 73142, OK
16,461
Population
7,997
Households
2.1
Avg Household Size
37
Median Age
59%
College-Educated
97%
High-School Grad
7.8 sq mi
ZIP Area
2,110
Density / Sq Mi
$73,966
Median Household Income
$53,904
Median Earnings
$1,211
Median Rent
$344,600
Median Home Value
Market
Vacancy Rate% for Office in Oklahoma City, OK
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two independently serviced office areas offer flexible occupancy, accessible bathrooms, and substantial on-site parking.
Where is this office building located?
The property is located at 8104 NW 122 Street Oklahoma City, OK.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: 3,120‑square‑foot office property on a 0.33‑acre lot; Two separately serviced office areas with independent electrical, HVAC, and water systems; Each side includes 4 offices; combined layout has 2 reception areas
