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    Property profile & analytics

    10810 45th St Tulsa, OK 74146-3818

    • Office buildings
    • 87,616 SF
    • 7.27 lot acres
    OFF-MARKET
    Value Estimations
    $8,965,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US69-0487394
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • BlackHawk Industrial - Basecamp / Factory / Industrial Manufacturer
    • Express Group Holdings, LLC / Corporate Office
    • The ANCHOR AGENCY / Insurance Agency
    • Tulsa Pain Consultants / Physician
    • Comfort Keepers Home Care / Home Health Care Service

    Property Details for 10810 45th St

    Year built
    1980
    Construction
    STEEL FRAME
    Lot size
    7.27 lot acres
    Property size
    87,616 SF
    Zone code
    CO
    Property type
    Office buildings
    APN
    77365-94-30-44380
    APU
    77365943044380

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $11,860,000
      Market price range: $6.49M - $15.5M
      AI Estimate
      $6,399,000
      Market price range: $1.24M - $8.66M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $10,375,000
      Current use
      AUTO REPAIR, GARAGE
      $12,010,000
      Change: +16% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $11,905,000
      Change: +15% Conversion: Easy
      RETAIL STORES
      $9,530,000
      Change: -8% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Tulsa
    County
    Tulsa
    State
    Oklahoma
    Longitude
    -95.8568
    Latitude
    36.0991
    CBSA code
    46140
    CBSA name
    TULSA, OK METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $130,173
    $104,489
    $859,111
    $963,600
    -
    $949,900
    $7,810,100
    $8,760,000

    Comparable in this City

    • Value Estimation
      $4,665,000
      62,344 SF

      9820 41st St

      OFFICE BUILDING • 62,344 SF
      9820 41st St, Tulsa, OK 74146-3651
      View Details
    • Value Estimation
      $3,045,000
      38,844 SF

      9910 42nd St

      OFFICE BUILDING • 38,844 SF
      9910 42nd St, Tulsa, OK 74146-3619
      View Details
    • Value Estimation
      $4,455,000
      60,747 SF

      3840 103rd E Ave

      OFFICE BUILDING • 60,747 SF
      3840 103rd E Ave, Tulsa, OK 74146-2438
      View Details
    • Value Estimation
      $625,000
      5,022 SF

      3845 103rd E Ave

      OFFICE BUILDING • 5,022 SF
      3845 103rd E Ave, Tulsa, OK 74146-2452
      View Details
    • Value Estimation
      $2,080,000
      22,841 SF

      4295 Garnett Rd

      OFFICE BUILDING • 22,841 SF
      4295 Garnett Rd, Tulsa, OK 74146-4261
      View Details
    • Value Estimation
      $9,235,000
      137,148 SF

      4700 Garnett Rd

      OFFICE BUILDING • 137,148 SF
      4700 Garnett Rd, Tulsa, OK 74146-5222
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      2,480 SF

      Office and Warehouse Flex Space

      Flex space with office and warehouse components for sale.
      10012 E 46Th Pl, Tulsa, OK 74146
      View Details
    • $540,000
      Pending

      Tulsa Light Industrial Property

      High-visibility light industrial property with flexible office and warehouse space.
      5476 S 108 Ave E, Tulsa, OK 74146
      View Details
    • Contact for pricing
      31,680 SF

      Tulsa Flex Space For Sale

      31,680 SF flex space at major highway crossroads.
      10025 E 44Th Pl, Tulsa, OK 74146
      View Details
    • Contact for pricing
      5,852 SF

      Freestanding Retail/Mixed-Use Investment Property

      Stabilized 8% Cap Rate with Seller Lease-Back
      12620 E 31St St, Tulsa, OK 74146
      View Details
    • Contact for pricing
      10,176 SF

      Retail Center with Attached Warehouses

      Retail center with attached warehouses in a premium location.
      4722 S Mingo Rd, Tulsa, OK 74146
      View Details
    • Contact for pricing
      5,015 SF

      Tulsa Applebee's For Sale

      NNN leased Applebee's with scheduled rent increases.
      11104 E 41St St, Tulsa, OK 74146
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Tulsa Office Building For Sale

      Office building available for purchase in Tulsa, Oklahoma.
      10810-10830 E 45Th St, Tulsa, OK 74146
      View Details
    • $14 SF/Yr
      8,866 SF

      TechRidge Office Park Space

      Multi-tenant office park with 8866 square feet available for rent.
      9726 East 42Nd St, Tulsa, OK 74146
      View Details
    • $14 SF/Yr
      29,688 SF

      TechRidge Office Park Space

      Multi-tenant office park with 550,000 SF on 39 acres.
      9820 East 41St St, Tulsa, OK 74146
      View Details
    • $14 SF/Yr
      34,936 SF

      TechRidge Office Park Space

      Multi-tenant office park with 550,000 SF on 39 acres.
      4150 South 100Th East Ave, Tulsa, OK 74146
      View Details
    • $14 SF/Yr
      22,144 SF

      TechRidge Office Park Space

      Multi-tenant office park with 22,373 SF available for rent.
      9810 East 42Nd St, Tulsa, OK 74146
      View Details
    • $14 SF/Yr
      12,198 SF

      TechRidge Office Park Space

      Multi-tenant office park with 12,198 square feet available for rent.
      4110 South 100Th East Ave, Tulsa, OK 74146
      View Details
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    Tulsa, OK 74146-3818
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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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