Sapulpa Residential Investment
For Sale
Contact for pricing
932 W Teel Rd, Sapulpa, OK 74066
Eight vacant residential units ripe for renovation in Sapulpa, Oklahoma.
Property Size6,300 SF
Price / SF$134.92
Days on Market190
Property Features for 932 W Teel Rd
General Information
Standard status
Active
Size
6,300 SF
Class
C
Total Parking Spaces
10
Property subtype
Multifamily
Investment Type
Value Add
Building Details
Year Renovated
2025
Buildings
2
Stories
2
Units
8
Listing Agency:
All Phase Real Estate
Listed By:
Sue Jones · License #OK 047514
Source:
Crexi
Added: Feb 3
Changed: Aug 8
Last Checked: Aug 11 at 7:25AM
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 All Phase Real Estate
Investment Insights
Based on property information with market context.
Located in Sapulpa, Oklahoma, this property features eight vacant residential units, presenting an investment opportunity to revitalize a key community gateway. The property is positioned to benefit from local economic development, providing an accessible living option near downtown along the historic Route 66 corridor. The units offer the chance to implement modern, energy-efficient design standards, catering to the increasing demand for rental or ownership housing in the region. Revitalizing this property will contribute to the overall beautification of the neighborhood. With renovations planned for completion in 2025, the units can be transformed into a residential spot, blending historical charm with modern convenience. The property is in a rural area and includes a lagoon. Additionally, there is a large shop that can be used for storage or rented out for additional income. The property size is 6300 square feet. Owning rental property in the Sapulpa, Oklahoma area offers high-yield potential due to affordable purchase prices and strong demand in a suburban setting. Investors benefit from Oklahoma's landlord-friendly laws, including fast eviction processes, alongside steady cash flow and appreciation potential in the growing Tulsa metropolitan area.
Key Highlights
- High ROI Potential: Affordable purchase price in Sapulpa allows for potentially high rental yields.
- Strategic Location: High‑visibility location in a growing area of Sapulpa, near downtown and along historic Route 66.
- Renovation Opportunity: Potential to modernize and enhance the property to meet current demand for updated housing.
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
$44,928
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
5.29%
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%
$898,560
$898.6K
Cap Rate 7%
$641,829
$641.8K
Cap Rate 9%
$499,200
$499.2K
Market Conditions
NOI Build-Up for 6,300 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
$91.5K $14.52/SF
− Vacancy
−$9.8K −$1.55/SF
EGI
$81.7K $12.97/SF
− OpEx
−$36.8K −$5.83/SF
NOI
$44.9K $7.13/SF
Area
Creek County, OK
Vacancy
10.70%
Lease Rate
$14.52 /SF/Yr
Expense Ratio
45.00%
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%
$898,560
Cap Rate 7%
$641,829
Cap Rate 9%
$499,200
Alternative Uses
Best Use
Apartment 5plus
$641.8K
$561.6K – $748.8K
NOI $44,928 @ 7.0% cap · market cap 5.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,447 @ 7.0% cap · market cap 12.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 74066, OK
31,255
Population
13,736
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
91%
High-School Grad
123.6 sq mi
ZIP Area
253
Density / Sq Mi
$64,351
Median Household Income
$41,245
Median Earnings
$1,000
Median Rent
$168,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Eight vacant residential units ripe for renovation in Sapulpa, Oklahoma.
Where is this apartment building located?
The property is located at 932 W Teel Rd Sapulpa, OK.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: High ROI Potential: Affordable purchase price in Sapulpa allows for potentially high rental yields.; Strategic Location: High‑visibility location in a growing area of Sapulpa, near downtown and along historic Route 66.; Renovation Opportunity: Potential to modernize and enhance the property to meet current demand for updated housing.
