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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Grocery and convenience stores
1022 Utica Ave Tulsa, OK 74104-3626
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US69-1716735
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2013
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,808 SF
Lot
2.84 ac (123,841 SF)
Zoning code
CM
APN
33882-93-06-29600
UPID
US69-1716735
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
Current use
Occupant on record · Public records
-
Western Union Bank Credit Union
-
QuikTrip Restaurant Take-out & Catering
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$689k
Blend (final)
Blend
$685k
Owner & transaction history
Cedar Canyon Ranch LLC · 13 yrs held
Cedar Canyon Ranch LLC
since 2012
7 recorded transactions
Zoning & alternative use
CM · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Medical building
$995,000
+138.1%
Office building
$835,000
+99.5%
Auto repair, garage
$795,000
+90.1%
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 Tulsa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tulsa 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$420,000
Current use
MEDICAL BUILDING
$995,000
Change: +138% · Conversion: Difficult
OFFICE BUILDING
$835,000
Change: +99% · Conversion: Moderate
AUTO REPAIR, GARAGE
$795,000
Change: +90% · Conversion: Difficult
COMMERCIAL (GENERAL)
$790,000
Change: +88% · Conversion: Easy
RETAIL STORES
$630,000
Change: +51% · Conversion: Easy
Blend value · Realmo final
$685k
Range $617k – $754k · ±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
$118 / 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
$32,673
Tax year 2023
Assessed value
$243,375
Assessed 2023
Previous assessed
$243,375
+0.0% YoY
Effective rate
13.42%
On assessed value
Assessed land
$125,180
Assessed improvement
$118,195
Land market value
$1,138,000
Improvement market value
$1,074,500
Total market value
$2,212,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2013
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
5,808 SF
Lot
2.84 ac (123,841 SF)
Zoning code
CM
APN
33882-93-06-29600
UPID
US69-1716735
Jurisdiction
TULSA
Zoning & alternative use
CM · Tulsa, OKZoning CM · permitted uses
CM · Tulsa, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$420,000
MEDICAL BUILDING
Est. value
$995,000
OFFICE BUILDING
Est. value
$835,000
AUTO REPAIR, GARAGE
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$790,000
RETAIL STORES
Est. value
$630,000
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2013
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
2.84 ac
Current owner
From public records · entity-resolved
Cedar Canyon Ranch LLC
Entity
Free & Clear · 13 yrs held
Mailing address
1630 S BOSTON AVE, TULSA, OK 74119-4416
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Jul 12, 2019
—
Cedar Canyon Ranch LLC
—
Deed
related
$3,603,045 · Arvest Bank
Jun 13, 2018
—
Cedar Canyon Ranch LLC
—
Deed
related
$3,684,810 · Oklahoma Ctrl Cu
Nov 14, 2012
—
Cedar Canyon Ranch LLC
Dumas Lola M Trust
Quit Claim Deed
related
—
—
—
Cedar Canyon Ranch LLC
—
Deed Of Trust
related
$4,081,712 · Oklahoma Ctrl Cu
—
—
Cedar Canyon Ranch LLC
—
Deed Of Trust
related
$4,081,712 · Oklahoma Ctrl Cu
—
—
Dumas,lola M Trust
—
Deed Of Trust
related
$510,000 · Oklahoma Ctrl Cu
—
—
Cedar Canyon Ranch LLC
—
Loan Modification
related
$3,684,810 · Oklahoma Ctrl Cu
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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