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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Warehouses
10855 Admiral Pl Tulsa, OK 74116
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US69-0541861
Property summary
AI-generated overview
This exceptional 20,000-square-foot industrial flex warehouse, built in 2018, is situated on a 2.22-acre lot in Tulsa, Oklahoma (74116), at 10855 E Admiral Pl. The single-story building boasts a 54-foot ceiling height and features one loading dock with one dock-high door, plus two 14'x16' drive-in doors and one 20'x20' automatic drive-in door. The property includes a 10-ton bridge crane and a substantial truck yard area with 12-inch thick concrete. Additional features include radiant heated floors and a robust 800 AMP electrical service, with the potential for upgrading to 1600 AMP. The property is conveniently located with easy access to major highways: Hwy 169, Hwy 412, and I-44. The zoning is CS. A building pad is already in place, complete with construction plans for a potential 5,000+ square foot, two-story office building addition. This vacant property presents a unique opportunity for a variety of industrial and flex uses. The asking price is $3,000,000, translating to $150 per square foot. The APN is 24417-94-06-13600.
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2018
Construction
STEEL FRAME
Total area
20,000 SF
Lot
2.22 ac (96,747 SF)
Zoning code
CS
APN
24417-94-06-13600
UPID
US69-0541861
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
$1.80M
Comparable Approach
Comparable
$1.96M
Blend (final)
Blend
$2.02M
Owner & transaction history
Mlj Holding Co LLC · 1 yrs held
Mlj Holding Co LLC
since 2025
Last sale
$2.2M
1 recorded transaction
Zoning & alternative use
CS · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.7M
+94.2%
Commercial (general)
$2.7M
+92.5%
Office building
$2.4M
+67.8%
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%
$1,945,000
6.5%
$1,795,000
7%
$1,670,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,410,000
Current use
AUTO REPAIR, GARAGE
$2,740,000
Change: +94% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,715,000
Change: +92% · Conversion: Difficult
OFFICE BUILDING
$2,370,000
Change: +68% · Conversion: Difficult
RETAIL STORES
$2,175,000
Change: +54% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,440,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±10% · vs last sale $2.16M (Apr 10 2025)
Last sale anchor
$2.16M
Apr 10 2025
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
$101 / 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
$24,319
Tax year 2023
Assessed value
$181,148
Assessed 2023
Previous assessed
$181,148
+0.0% YoY
Effective rate
13.42%
On assessed value
Assessed land
$16,148
Assessed improvement
$165,000
Land market value
$146,800
Improvement market value
$1,500,000
Total market value
$1,646,800
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2018
Construction
STEEL FRAME
Heating
NONE
Cooling
AC.FAN COOLING
Stories
1
Total area
20,000 SF
Lot
2.22 ac (96,747 SF)
Zoning code
CS
APN
24417-94-06-13600
UPID
US69-0541861
Jurisdiction
TULSA
Zoning & alternative use
CS · Tulsa, OK
Zoning CS · permitted uses
CS · Tulsa, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tulsa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2018
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.22 ac
Current owner
From public records · entity-resolved
Mlj Holding Co LLC
Entity
Mailing address
8 S 111TH E AVE, TULSA, OK 74128-1613
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Mlj Holding Co LLC
—
Loan Modification
related
$1,508,750 · Oklahoma Cap Bk
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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