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8302 W 51 Street S, Tulsa, OK 74107
3,000 sq ft building on 5.32 acres.
Property Size3,000 SF
Lot Size5.32 Acres
Price / SF$151.67
Days on Market159
Property Features for 8302 W 51 Street S
General Information
Standard status
Active
Size
3,000 SF
Lot size
5.32 Acres
Property subtype
Industrial, Mixed Use, Retail
Building Details
Year Built
2014
Listing Agency:
Keller Williams Preferred
Listed By:
John Gibson Miller · License #152879
Source:
Crexi
Added: Mar 6
Changed: Aug 7
Last Checked: Aug 11 at 2:41PM
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 Keller Williams Preferred
Investment Insights
Based on property information with market context.
This property features a versatile 3,000 sq. ft spray-foam insulated metal building on 3.46 acres, with an additional 1.86 acres included, totaling 5.32 acres. The property offers excellent visibility just off 51st St. frontage. Zoned agricultural, the building features an open-span interior with reinforced concrete floors and exposed wood trusses. Two 14-ft overhead loading doors provide access for trucks, trailers, and equipment. Interior amenities include two mini-split cooling units and an additional heating unit, along with a finished office/check-in area with rustic wood accents and a covered front porch entry. Previously used as a farmers market retail space, the property offers flexible potential for agricultural retail, vendor markets, warehouse use, events, workshop space, or equipment storage. Rural water is available. The property does not currently have water or septic installed.
Key Highlights
- 3,000 sq. ft. metal building on 5.32 acres with high visibility off 51st St.
- Zoned agricultural, offering flexible potential for retail, markets, warehouse, events, workshop, or storage.
- Open‑span interior with reinforced concrete floors and two 14‑ft overhead loading doors.**
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
$28,879
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
6.35%
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%
$577,580
$577.6K
Cap Rate 7%
$412,557
$412.6K
Cap Rate 9%
$320,878
$320.9K
Market Conditions
NOI Build-Up for 3,000 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
$43.2K $14.40/SF
− Vacancy
−$1.9K −$0.65/SF
EGI
$41.3K $13.75/SF
− OpEx
−$12.4K −$4.13/SF
NOI
$28.9K $9.63/SF
Area
Tulsa, OK
Vacancy
4.50%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$577,580
Cap Rate 7%
$412,557
Cap Rate 9%
$320,878
Alternative Uses
Best Use
Retail
$412.6K
$361.0K – $481.3K
NOI $28,879 @ 7.0% cap · market cap 6.35%
Second Best
Warehouse
$250.2K
$218.9K – $291.9K
NOI $17,512 @ 7.0% cap · market cap 3.85%
Theoretical Best
Office A
$639.9K
$559.9K – $746.5K
NOI $44,790 @ 7.0% cap · market cap 9.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74107, OK
19,453
Population
8,566
Households
2.3
Avg Household Size
36
Median Age
20%
College-Educated
86%
High-School Grad
25.4 sq mi
ZIP Area
766
Density / Sq Mi
$53,098
Median Household Income
$36,274
Median Earnings
$938
Median Rent
$124,100
Median Home Value
Market
Vacancy Rate% for Industrial in Tulsa, OK
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 3,000 sq ft building on 5.32 acres.
Where is this flex space located?
The property is located at 8302 W 51 Street S Tulsa, OK.
What is the asking price?
The asking price for this property is $455,000.
What are key features of this property?
This property features: 3,000 sq. ft. metal building on 5.32 acres with **high visibility off 51st St.**; Zoned agricultural, offering flexible potential for retail, markets, warehouse, events, workshop, or storage.; Open‑span interior with reinforced concrete floors and two 14‑ft overhead loading doors.**
