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    8127 21St St Tulsa, OK 74129

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    8127 21St St Tulsa, OK 74129

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    • Land
    • 5.51 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Walter White's Rock Candy Shop / Bakery / Specialty Food Shop

    Property Details for 8127 21St St

    Lot size
    5.51 lot acres
    Property type
    Land

    Description

    This exceptional 5.51-acre commercial land parcel presents a unique investment opportunity in Tulsa, Oklahoma. Located at 8127 E 21st St, the property boasts a highly desirable CS zoning classification, opening doors to a wide range of commercial development possibilities. The expansive lot size, totaling 240,015 square feet, offers ample space for substantial projects. A significant advantage is the property's impressive 383 feet of frontage along East 21st Street, featuring two convenient curb cuts for easy access. This high-visibility location ensures excellent exposure for any business. Furthermore, the property enjoys exceptional accessibility, situated just three-quarters of a mile from Highway 79 and two miles from Interstate 244, providing seamless connectivity to major transportation arteries. This strategic location, combined with the generous lot size and favorable zoning, makes this property an ideal choice for developers seeking a prime location for a variety of commercial ventures. The property is situated in Tulsa County, Oklahoma, with a zip code of 74129. The coordinates are 36.13350818 latitude and -95.88515199 longitude.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Tulsa
    County
    Tulsa
    State
    Oklahoma
    Longitude
    -95.8852
    Latitude
    36.1335

    Comparable in this City

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      1.83 Acres

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      133,864 SF

      2625 Memorial Dr

      COMMERCIAL (GENERAL) • 133,864 SF
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    • Value Estimation
      $755,000
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      12512 21st St

      COMMERCIAL (GENERAL) • 7,904 SF
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      480 SF

      2115 120th E Ave

      COMMERCIAL (GENERAL) • 480 SF
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      0.58 Acres

      2929 Garnett Rd

      VACANT COMMERCIAL LAND • 0.58 Acres
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    • Value Estimation by Request
      0.23 Acres

      11413 21st St

      VACANT COMMERCIAL LAND • 0.23 Acres
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    Similar Nearby for Sale

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      5.56 Acres of Land

      5.56 acres of land available for sale.
      8127 E 21St St, Tulsa, OK 74129
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      Commercial Land East of E 21st

      Commercial land for sale, zoned OL, east of E 21st.
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      5 SF

      Commercial Land with Highway Access

      5.51 AC commercial land with frontage on 21st Street.
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      10,000 SF

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      Commercial Land For Sale

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      Tulsa NNN Investment Opportunity

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    Similar Nearby for Lease

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      Two-Room Office Space Available

      Upper level office space for rent, all bills paid.
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      Established Shopping Center For Rent

      Well-established shopping center with an excellent tenant list.
      2120-2198 S Sheridan Rd, Tulsa, OK 74129
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      Office Space Available For Rent

      Office space available, featuring 4,537 square feet.
      12512 E 21St St, Tulsa, OK 74129
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    8127 21St St
    Tulsa, OK 74129
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    8127 21St St, Tulsa, OK, 74129

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