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Property profile & analytics
OFF-MARKET
Retail space
11290 51st S St Sand Springs, OK 74063-3136
Individually Owned
5-yr Hold
Free & Clear
Property ID
US69-2440250
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
WOOD FRAME
Total area
670 SF
Lot
1.79 ac (78,103 SF)
Zoning code
CS
APN
54825-91-35-02290
UPID
US69-2440250
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
James Hill · 5 yrs held
James Hill
since 2021
Last sale
$90,000
2 recorded transactions
Zoning & alternative use
CS · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,131
Tax year 2023
Assessed value
$9,900
Assessed 2023
Previous assessed
$9,900
+0.0% YoY
Effective rate
11.42%
On assessed value
Assessed land
$858
Assessed improvement
$9,042
Land market value
$7,800
Improvement market value
$82,200
Total market value
$90,000
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
1993
Construction
WOOD FRAME
Heating
ZONE
Cooling
YES
Stories
1
Bathrooms
1
Total area
670 SF
Lot
1.79 ac (78,103 SF)
Zoning code
CS
APN
54825-91-35-02290
UPID
US69-2440250
Jurisdiction
TULSA
Zoning & alternative use
CS · Sand Springs, OK
Zoning CS · permitted uses
CS · 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
1993
Construction
WOOD FRAME
Heating
ZONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
1.79 ac
Current owner
From public records · entity-resolved
James Hill
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 185, FREDERICK, OK 73542-0185
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2021
$90,000
James Hill
Blairs Bar B Q & Burgers INC
Warranty Deed
—
Jan 2, 2008
$50,000
Blairs Bar-b-q & Burgers INC
Blair,june R
Warranty Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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