Tulsa Industrial Asset For
For Sale
Contact for pricing
Pending
5440 S 101st E Ave, Tulsa, OK 74146
Single tenant industrial asset in Tulsa, OK for sale.
Property Size39,081 SF
Lot Size1.55 Acres
Days on Market823
Property Features for 5440 S 101st E Ave
General Information
Standard status
Pending
Size
39,081 SF
Class
B
Lot size
1.55 Acres
Property subtype
Industrial
Zoning
IL
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Sale/Leaseback
Net Operating Income
$312,480
Building Details
Year Built
1976
Year Renovated
2022
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Keller Williams Preferred
(918) 298-6900
Listed By:
Brian Frere · License #139098
Source:
Crexi
Added: May 20, 2024
Changed: Aug 8
Last Checked: Aug 18 at 8:12PM
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 39,081 square foot industrial asset is located in Tulsa, OK, on a 1.55 acre site between East 51st Street and East 61st Street. It offers access to Highway 169 and Highway 51, which have traffic counts of over 137,500 and 116,000 vehicles per day, respectively. The building features 3,000 square feet of office/showroom space and 36,081 square feet of warehouse area with 20 to 25 foot clear height. It includes multiple loading areas with a total of five dock-high doors and two drive-in doors. The property has 3 Phase 400 Amp 240 Volt Power. The current owner will sign a short-term NNN lease-back based upon closing at the current market lease value providing a 7.44% Cap Rate. Located in a central area within the City of Tulsa, it offers easy access to multiple highways, making it suitable for wholesale or distribution operations. This property is positioned within the rapidly growing Tulsa Industrial Market and is ideal for a 1031 exchange asset, an investor seeking a low-management NNN asset, or a growing company with future user space requirements.
Key Highlights
- Short‑term NNN lease‑back at closing provides a 7.44% Cap Rate.
- Located in the rapidly growing Tulsa Industrial Market with high demand and limited availability.
- Excellent access to Highway 169 and Highway 51 with high traffic counts.
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
$228,134
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%
$4,562,680
$4.6M
Cap Rate 7%
$3,259,057
$3.3M
Cap Rate 9%
$2,534,822
$2.5M
Market Conditions
NOI Build-Up for 39,081 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
$276.7K $7.08/SF
− Vacancy
−$8.3K −$0.21/SF
EGI
$268.4K $6.87/SF
− OpEx
−$40.3K −$1.03/SF
NOI
$228.1K $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%
$4,562,680
Cap Rate 7%
$3,259,057
Cap Rate 9%
$2,534,822
Alternative Uses
Best Use
Warehouse
$3.26M
$2.85M – $3.80M
NOI $228,134 @ 7.0% cap · market cap 5.43%
Second Best
Flex RnD
$2.90M
$2.53M – $3.38M
NOI $202,713 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$8.34M
$7.29M – $9.72M
NOI $583,476 @ 7.0% cap · market cap 13.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
758
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74146, OK
16,427
Population
6,138
Households
2.7
Avg Household Size
29
Median Age
8%
College-Educated
69%
High-School Grad
5.1 sq mi
ZIP Area
3,221
Density / Sq Mi
$43,905
Median Household Income
$30,543
Median Earnings
$831
Median Rent
$134,300
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?
Warehouse - Single tenant industrial asset in Tulsa, OK for sale.
Where is this warehouse located?
The property is located at 5440 S 101st E Ave Tulsa, OK.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: Short‑term NNN lease‑back at closing provides a **7.44% Cap Rate**.; Located in the rapidly growing Tulsa Industrial Market with high demand and limited availability.; Excellent access to Highway 169 and Highway 51 with high traffic counts.
