Insulated Flex Garage
For Sale
$126,000
C10-16571 S Broadway St, Glenpool, OK 74033
Versatile ownership space with dedicated utilities, connectivity, and infrastructure for storage, hobbies, or business operations.
Property Size900 SF
Price / SF$140
Days on Market152
Property Features for C10-16571 S Broadway St
General Information
Standard status
Active
Size
900 SF
Class
Class A
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Utilities to Site
Yes
Additional Details
Drive-In Doors
1
Amenities
gated and fenced access
24/7 security monitoring
Listing Agency:
Keller Williams Preferred
(918) 298-6900
Listed By:
Brian Frere · License #139098
(918) 298-6900
Source:
Exprealty
Added: Mar 31
Changed: Aug 28
Last Checked: Aug 28 at 9:02PM
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 900-square-foot flex garage condo is configured for adaptable commercial or personal use. The unit measures 25 feet wide by 36 feet deep and includes a 16-foot overhead door, pedestrian entry, insulation, LED lighting, and separately metered electric service. Dedicated RV outlets, water and sewer connections, plus internet and cable access support a range of storage and workspace needs.
The gated, fenced development is located just off Hwy 75 and provides approximately 68-foot-wide drive aisles for maneuvering larger vehicles. Security monitoring operates 24/7. Optional improvements include mezzanines, HVAC systems, epoxy flooring, and built-in cabinetry, allowing owners to tailor the interior to their requirements. The property is approximately 10 minutes from Tulsa Hills, 15 minutes from South Tulsa, and 20 minutes from downtown Tulsa.
The gated, fenced development is located just off Hwy 75 and provides approximately 68-foot-wide drive aisles for maneuvering larger vehicles. Security monitoring operates 24/7. Optional improvements include mezzanines, HVAC systems, epoxy flooring, and built-in cabinetry, allowing owners to tailor the interior to their requirements. The property is approximately 10 minutes from Tulsa Hills, 15 minutes from South Tulsa, and 20 minutes from downtown Tulsa.
Key Highlights
- 900 sq ft unit measuring 25’ wide by 36' deep
- 16’ overhead door with separate pedestrian entry
- Separately metered electric, LED lighting, and insulation
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
$5,818
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
4.62%
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%
$116,360
$116.4K
Cap Rate 7%
$83,114
$83.1K
Cap Rate 9%
$64,644
$64.6K
Market Conditions
NOI Build-Up for 900 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
$7.0K $7.80/SF
− Vacancy
−$176 −$0.20/SF
EGI
$6.8K $7.60/SF
− OpEx
−$1.0K −$1.14/SF
NOI
$5.8K $6.46/SF
Area
Tulsa County, OK
Vacancy
2.50%
Lease Rate
$7.80 /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%
$116,360
Cap Rate 7%
$83,114
Cap Rate 9%
$64,644
Alternative Uses
Best Use
Warehouse
$83.1K
$72.7K – $97.0K
NOI $5,818 @ 7.0% cap · market cap 4.62%
Second Best
Flex RnD
$81.2K
$71.0K – $94.7K
NOI $5,681 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$202.8K
$177.5K – $236.6K
NOI $14,198 @ 7.0% cap · market cap 11.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
325
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74033, OK
13,254
Population
4,868
Households
2.7
Avg Household Size
34
Median Age
25%
College-Educated
91%
High-School Grad
12.3 sq mi
ZIP Area
1,078
Density / Sq Mi
$77,306
Median Household Income
$43,382
Median Earnings
$1,292
Median Rent
$194,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Versatile ownership space with dedicated utilities, connectivity, and infrastructure for storage, hobbies, or business operations.
Where is this flex space located?
The property is located at C10-16571 S Broadway St Glenpool, OK.
What is the asking price?
The asking price for this property is $126,000.
What are key features of this property?
This property features: 900 sq ft unit measuring 25’ wide by 36' deep; 16’ overhead door with separate pedestrian entry; Separately metered electric, LED lighting, and insulation
