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Property profile & analytics
OFF-MARKET
Estimated value
$15,280,000
Office buildings
11811 51st St, Tulsa, OK 74146-6000
Entity Owned
21-yr Hold
Absentee Owner
Free & Clear
Property ID
US69-0375255
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Construction
STEEL FRAME
Total area
114,054 SF
Lot
15.4 ac (670,737 SF)
Zoning code
IL
APN
99429-94-29-43467
UPID
US69-0375255
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
Current use
Occupant on record · Public records
-
Cox Store Telecommunications Service Data Center
-
Cox Media Tulsa Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.75M
Blend (final)
Blend
$15.28M
Owner & transaction history
COX COMMUNICATIONS CENTRAL II INC
COX COMMUNICATIONS CENTRAL II INC
Zoning & alternative use
IL · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$19.6M
+45.0%
Auto repair, garage
$15.6M
+15.8%
Commercial (general)
$15.5M
+14.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,505,000
Current use
MEDICAL BUILDING
$19,580,000
Change: +45% · Conversion: Easy
AUTO REPAIR, GARAGE
$15,635,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$15,495,000
Change: +15% · Conversion: Easy
RETAIL STORES
$12,405,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$15.28M
Range $13.75M – $16.81M · ±10%
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
$134 / 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
$172,810
Tax year 2023
Assessed value
$1,279,223
Assessed 2023
Previous assessed
$1,279,223
+0.0% YoY
Effective rate
13.51%
On assessed value
Assessed land
$295,130
Assessed improvement
$984,093
Land market value
$2,683,000
Improvement market value
$8,946,300
Total market value
$11,629,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Construction
STEEL FRAME
Heating
ZONE
Cooling
YES
Buildings
2
Stories
2
Total area
114,054 SF
Lot
15.4 ac (670,737 SF)
Zoning code
IL
APN
99429-94-29-43467
UPID
US69-0375255
Jurisdiction
TULSA
Zoning & alternative use
IL · Tulsa, OK
Zoning IL · permitted uses
IL · 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
OFFICE BUILDING Current
Est. value
$13.5M
MEDICAL BUILDING
Est. value
$19.6M
AUTO REPAIR, GARAGE
Est. value
$15.6M
COMMERCIAL (GENERAL)
Est. value
$15.5M
RETAIL STORES
Est. value
$12.4M
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2004
Construction
STEEL FRAME
Heating
ZONE
Cooling
Yes
Stories
2
Buildings
2
Lot
15.4 ac
Current owner
From public records · entity-resolved
COX COMMUNICATIONS CENTRAL II INC
Entity
Free & Clear · 0 yrs held
Mailing address
6305 PEACHTREE DUNWOODY RD #12, ATLANTA, GA 30328-4535
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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