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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Retail space
10118 Cincinnati Ave Sperry, OK 74073
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US69-0409256
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Construction
STEEL FRAME
Total area
9,086 SF
Lot
1.73 ac (75,185 SF)
Zoning code
AG
APN
91214-12-14-07750
UPID
US69-0409256
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.43M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.11M
Owner & transaction history
Realty Income Props 30 LLC · 12 yrs held
Realty Income Props 30 LLC
since 2014
7 recorded transactions
Zoning & alternative use
AG · Sperry, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
District is primarily intended to: Encourage and protect agricultural land, discourage unplanned, premature urban development in rural areas and promote efficient delivery of public improvements and services.
Zone name
Agricultural
General category
AGRICULTURAL
Zone area
496.73 ac
Source
Realmo
Top alternative use upside
Medical building
$1.7M
+69.8%
Auto repair, garage
$1.6M
+61.2%
Commercial (general)
$1.4M
+40.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sperry submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sperry submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,540,000
6.5%
$1,425,000
7%
$1,320,000
Alternative Use
Use
Estimation
RETAIL STORES
$990,000
Current use
MEDICAL BUILDING
$1,680,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,595,000
Change: +61% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,395,000
Change: +41% · Conversion: Easy
OFFICE BUILDING
$1,055,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$122 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$10,699
Tax year 2023
Assessed value
$98,747
Assessed 2023
Previous assessed
$98,747
+0.0% YoY
Effective rate
10.83%
On assessed value
Assessed land
$8,800
Assessed improvement
$89,947
Land market value
$80,000
Improvement market value
$817,700
Total market value
$897,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2009
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
1
Total area
9,086 SF
Lot
1.73 ac (75,185 SF)
Zoning code
AG
APN
91214-12-14-07750
UPID
US69-0409256
Jurisdiction
TULSA
Zoning & alternative use
AG · Sperry, OKZoning AG · permitted uses
AG · Sperry, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
District is primarily intended to: Encourage and protect agricultural land, discourage unplanned, premature urban development in rural areas and promote efficient delivery of public improvements and services.
Zone name
Agricultural
General category
AGRICULTURAL
Zone area
496.73 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$990,000
MEDICAL BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2009
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
1
Lot
1.73 ac
Current owner
From public records · entity-resolved
Realty Income Props 30 LLC
Entity
Free & Clear · 12 yrs held
Mailing address
11995 EL CAMINO REAL #101, SAN DIEGO, CA 92130-2539
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2014
$983,000
Realty Income Props 30 LLC
Retail Property Invs LLC
Warranty Deed
—
Dec 28, 2010
$738,500
Retail Property Invs LLC
Wsc Partners LLC
Warranty Deed
—
Jan 23, 2009
—
Wsc Partners LLC
—
Trustees Deed
related
$529,649 · Bank Of The West
Aug 12, 2008
—
Manford L Wade
Christian,chris & Brenda G
Quit Claim Deed
related
—
Aug 8, 2008
$80,000
Wsc Partners LLC
Wade,manford L & Mary N
Warranty Deed
—
Apr 15, 2008
—
Mannford L Wade
Christian,chis & Brenda G
Quit Claim Deed
related
—
—
—
Wsc Partners LLC
—
Deed Of Trust
related
$1,916,044 · Bank Of The West
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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