Warehouse on Commercial
For Sale
$995,000
8902 11th Street, Tulsa, OK 74112
Established commercial facility with building space and land for equipment and material storage.
Property Size9,248 SF
Lot Size2.40 Acres
Price / SF$107.59
Days on Market13
Property Features for 8902 11th Street
General Information
Standard status
Active
Size
9,248 SF
Lot size
2.40 Acres
Property subtype
Business Opportunities
Taxes and HOA fees
Annual Taxes
$3,169
Amenities
Gas, A/C - Other
3
Other
Exterior Lighting. Other.
Building Details
Year Built
1950
Stories
1
Listing Agency:
Cochran & Co Realtors
(918) 697-3889
Listed By:
Austin Cochran · License #159008
(918) 697-3889
Source:
Xome
Added: Aug 20
Changed: Aug 31
Last Checked: Aug 31 at 3:45PM
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 Cochran & Co Realtors
Investment Insights
Based on property information with market context.
This warehouse property comprises 9,248 square feet on approximately 2.4 acres m/l, providing a substantial combination of enclosed building area and surrounding commercial land. The site is currently used by a roofing company and includes gas service, A/C - Other, and exterior lighting. The acreage supports vehicle, equipment, and material storage alongside warehouse operations.
Located in Tulsa, Oklahoma, the property is positioned at 8902 11th Street. Built in 1950, it offers an established commercial setting for continued warehouse use, contractor operations, service-business activity, or other uses supported by the existing property configuration.
Located in Tulsa, Oklahoma, the property is positioned at 8902 11th Street. Built in 1950, it offers an established commercial setting for continued warehouse use, contractor operations, service-business activity, or other uses supported by the existing property configuration.
Key Highlights
- 9,248 SF warehouse property on approximately 2.4 acres m/l
- Current use by a roofing company
- Space for vehicle, equipment, and material storage
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
$53,985
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
5.43%
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%
$1,079,700
$1.1M
Cap Rate 7%
$771,214
$771.2K
Cap Rate 9%
$599,833
$599.8K
Market Conditions
NOI Build-Up for 9,248 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
$65.5K $7.08/SF
− Vacancy
−$2.0K −$0.21/SF
EGI
$63.5K $6.87/SF
− OpEx
−$9.5K −$1.03/SF
NOI
$54.0K $5.84/SF
Area
Tulsa, OK
Vacancy
3.00%
Lease Rate
$7.08 /SF/Yr
Expense Ratio
15.00%
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%
$1,079,700
Cap Rate 7%
$771,214
Cap Rate 9%
$599,833
Alternative Uses
Best Use
Warehouse
$771.2K
$674.8K – $899.8K
NOI $53,985 @ 7.0% cap · market cap 5.43%
Second Best
Flex RnD
$685.3K
$599.6K – $799.5K
NOI $47,969 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$1.97M
$1.73M – $2.30M
NOI $138,072 @ 7.0% cap · market cap 13.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
444
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74112, OK
20,810
Population
10,524
Households
2
Avg Household Size
38
Median Age
27%
College-Educated
87%
High-School Grad
6.8 sq mi
ZIP Area
3,060
Density / Sq Mi
$55,848
Median Household Income
$37,151
Median Earnings
$1,024
Median Rent
$149,800
Median Home Value
Market
Vacancy Rate% for Industrial in Tulsa, OK
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Established commercial facility with building space and land for equipment and material storage.
Where is this warehouse located?
The property is located at 8902 11th Street Tulsa, OK.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 9,248 SF warehouse property on approximately 2.4 acres m/l; Current use by a roofing company; Space for vehicle, equipment, and material storage
