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Property profile & analytics
OFF-MARKET
Estimated value
$2,500,000
Retail space
11 40th St Sand Springs, OK 74063-2735
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US69-2409497
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Construction
STEEL FRAME
Total area
3,024 SF
Lot
0.22 ac (9,627 SF)
Zoning code
CG
APN
62850-91-22-04220
UPID
US69-2409497
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
$2.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.50M
Owner & transaction history
Zuckefoose Properties LLC · 5 yrs held
Zuckefoose Properties LLC
since 2021
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
CG · Sand Springs, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sand Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sand Springs 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
$2,400,000
ML approach
$2,445,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.50M
Range $2.25M – $2.75M · ±10% · vs last sale $2.58M (May 1 2025)
Last sale anchor
$2.58M
May 1 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
$827 / 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
$2,029
Tax year 2023
Assessed value
$16,500
Assessed 2023
Previous assessed
$16,500
+0.0% YoY
Effective rate
12.30%
On assessed value
Assessed land
$3,707
Assessed improvement
$12,793
Land market value
$33,700
Improvement market value
$116,300
Total market value
$150,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
3,024 SF
Lot
0.22 ac (9,627 SF)
Zoning code
CG
APN
62850-91-22-04220
UPID
US69-2409497
Jurisdiction
TULSA
Zoning & alternative use
CG · Sand Springs, OK
Zoning CG · permitted uses
CG · Sand Springs, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sand Springs. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1980
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
0.22 ac
Current owner
From public records · entity-resolved
Zuckefoose Properties LLC
Entity
Mailing address
11 W 40TH ST, SAND SPRINGS, OK 74063-2735
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2021
$150,000
Zuckefoose Properties LLC
Cypress Indutrial Development LLC
Warranty Deed
$150,000 · Cypress Industrial Development LLC
May 14, 2021
—
Cypress Industrial Development LLC
Charles W Frazier
Quit Claim Deed
related
—
Jan 18, 2018
$100,000
Charles W Frazier
Cypress Industrial Dev LLC
Warranty Deed
$100,000 · Cypress Industrial Dev LLC
Nov 25, 2015
$81,500
Cypress Industrial Dev LLC
Shipman,michael T & Janaye N
Warranty Deed
—
Dec 19, 2012
—
Michael T Shipman
—
Trustees Deed
related
$35,000 · Bancfirst
Oct 1, 2012
—
Michael T Shipman
—
Trustees Deed
related
$27,000 · Bancfirst
Apr 23, 2012
—
Michael T Shipman
—
Trustees Deed
related
$15,000 · Bancfirst
Oct 10, 2006
$65,000
Michael T Shipman
Balthis,david & Tia
Quit Claim Deed
related
$66,103 · Bancfirst
May 19, 2005
$150,000
David Balthis
Dobson,carl E & Betty L
Warranty Deed
—
Sep 18, 2000
$85,000
Carl E Dobson
Prattville Shopping Center INC
Grant Deed
$67,615 · Bancfirst
—
—
Michael T Shipman
—
Deed Of Trust
related
$59,600 · Bancfirst
—
—
Michael T Shipman
—
Deed Of Trust
related
$67,168 · Bancfirst
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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