Office Building with Tornado
For Sale
$365,000
Pending
8560 E 131st Street S, Bixby, OK 74008
Commercial, Bixby, OK
Property Size1,353 SF
Lot Size0.50 Acres
Days on Market93
Property Features for 8560 E 131st Street S
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CS
Parking features
Paved or Surfaced
Interior features
Smoke Detector
Fencing
Chain Link, Privacy
Subdivision
Tulsa Co Unplatted
Elementary school district
Bixby - Sch Dist (4)
Middle school district
Bixby - Sch Dist (4)
High school district
Bixby - Sch Dist (4)
Directions
From Memorial, East on 131st, property on South side.
Standard status
Pending
APN
97312-73-12-49900
Size
1,353 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
E181.5 W/2 NE NE NW LESS BEG 2218.24E NWC TH S264.0 W82.50 S396.0 E181.50 N660.00 W TO POB SEC 12 17 13
Tax Annual Amount
3334
Legal Description
E181.5 W/2 NE NE NW LESS BEG 2218.24E NWC TH S264.0 W82.50 S396.0 E181.50 N660.00 W TO POB SEC 12 17 13
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
entry/reception area
offices/conference rooms
full bathroom
kitchen
flex area
extended porch/sun room area
underground tornado shelter
Building Details
Year built
1950
Flooring type
Vinyl
Building materials
Brick
Roof type
Composition
Listing Agency:
Chinowth & Cohen
(918) 943-3009
Listed By:
Heidi Paselk · License #160559
(918) 639-2684
Added: Jun 12
Changed: Sep 12
Last Checked: Sep 12 at 10:06PM
MLS# 2621482
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.
This 1,353-square-foot office building was constructed in 1950 with brick exterior construction, vinyl flooring, central heating, and central air. The interior includes an entry and reception area, four offices or conference rooms, a full bathroom, kitchen, and flex area. A rear porch or sunroom extends the usable space, while an underground tornado shelter provides an additional on-site feature.
The property occupies 0.503 acres with 100 feet of road frontage along 131st Street, east of Memorial Drive in Bixby. CS zoning is identified for the site, and paved parking is located at the front. Chain-link and privacy fencing, a composition roof, and smoke detectors are also included.
The property occupies 0.503 acres with 100 feet of road frontage along 131st Street, east of Memorial Drive in Bixby. CS zoning is identified for the site, and paved parking is located at the front. Chain-link and privacy fencing, a composition roof, and smoke detectors are also included.
Key Highlights
- 1,353‑square‑foot office building on 0.503 acres
- 100 feet of road frontage along 131st Street
- Interior includes reception, 4 offices or conference rooms, bathroom, kitchen, and flex area
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
$16,679
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
4.57%
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%
$333,580
$333.6K
Cap Rate 7%
$238,271
$238.3K
Cap Rate 9%
$185,322
$185.3K
Market Conditions
NOI Build-Up for 1,353 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
$25.3K $18.72/SF
− Vacancy
−$3.1K −$2.28/SF
EGI
$22.2K $16.44/SF
− OpEx
−$5.6K −$4.11/SF
NOI
$16.7K $12.33/SF
Area
Tulsa County, OK
Vacancy
12.20%
Lease Rate
$18.72 /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%
$333,580
Cap Rate 7%
$238,271
Cap Rate 9%
$185,322
Alternative Uses
Best Use
Office B
$238.3K
$208.5K – $278.0K
NOI $16,679 @ 7.0% cap · market cap 4.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$304.9K
$266.8K – $355.8K
NOI $21,345 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
270
Businesses Nearby
Explore this area
Business Placement
Demographics for 74008, OK
31,745
Population
12,447
Households
2.6
Avg Household Size
36
Median Age
44%
College-Educated
95%
High-School Grad
74.3 sq mi
ZIP Area
427
Density / Sq Mi
$95,476
Median Household Income
$48,691
Median Earnings
$1,302
Median Rent
$303,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Brick office property with flexible rooms, paved parking, and a functional owner-user layout.
Where is this office building located?
The property is located at 8560 E 131st Street S Bixby, OK.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 1,353‑square‑foot office building on 0.503 acres; 100 feet of road frontage along 131st Street; Interior includes reception, 4 offices or conference rooms, bathroom, kitchen, and flex area
