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Property profile & analytics
OFF-MARKET
Estimated value
$2,980,000
Strip malls
11115 31st St, Tulsa, OK 74146
Entity Owned
5-yr Hold
Free & Clear
Property ID
US69-2413724
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1995
Construction
WOOD FRAME
Total area
56,846 SF
Lot
4.63 ac (201,726 SF)
Zoning code
CS
APN
44025-94-18-07240
UPID
US69-2413724
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
$2.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.86M
Blend (final)
Blend
$2.98M
Owner & transaction history
Key & Properties LLC · 5 yrs held
Key & Properties LLC
since 2020
Last sale
$3.2M
6 recorded transactions
Zoning & alternative use
CS · Tulsa, 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 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
$2,825,000
ML approach
$2,825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,100,000
Current use
INDUSTRIAL (GENERAL)
$3,660,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.98M
Range $2.68M – $3.28M · ±10% · vs last sale $3.20M (Aug 26 2020)
Last sale anchor
$3.20M
Aug 26 2020
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
$52 / 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
$43,405
Tax year 2023
Assessed value
$323,312
Assessed 2023
Previous assessed
$323,312
+0.0% YoY
Effective rate
13.43%
On assessed value
Assessed land
$99,858
Assessed improvement
$223,454
Land market value
$907,800
Improvement market value
$2,031,400
Total market value
$2,939,200
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1995
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
56,846 SF
Lot
4.63 ac (201,726 SF)
Zoning code
CS
APN
44025-94-18-07240
UPID
US69-2413724
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.1M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER Current
INDUSTRIAL (GENERAL)
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
1995
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
4.63 ac
Current owner
From public records · entity-resolved
Key & Properties LLC
Entity
Free & Clear · 5 yrs held
Mailing address
1920 S MEMORIAL DR, TULSA, OK 74112-7045
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2026
—
Key Plus Properties LLC
—
Deed
related
$5,464,000 · Security Bank
Aug 26, 2020
$3,200,000
Key & Properties LLC
Garnett Grossing LLC
Warranty Deed
—
May 22, 2008
—
Garnett Crossing LLC
—
Trustees Deed
related
$3,783,432 · First Bank & Trust
Apr 19, 2004
$875,000
Garnett Crossing LLC
Landrith,tr
Grant Deed
$3,781,645 · First Bank & Trust
—
—
Garnett Crossing LLC
—
Loan Modification
related
$3,123,895 · First Bk
—
—
Garnett Crossing LLC
—
Deed Of Trust
related
$3,783,530 · First Bank & Trust
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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