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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Office buildings
12702 86th N St Owasso, OK 74055-2548
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US69-0486707
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
6,304 SF
Lot
0.43 ac (18,905 SF)
Zoning code
CG
APN
61056-14-29-03720
UPID
US69-0486707
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
-
Armstrong Medical Clinic Physician
-
Dr. Kris Armstrong, MD Pediatrician Physician
-
Face 2 Facial Medspa Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$580k
Blend (final)
Blend
$610k
Owner & transaction history
Weskol Real Estate LLC · 1 yrs held
Weskol Real Estate LLC
since 2025
6 recorded transactions
Zoning & alternative use
CG · Owasso, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Residential Mobile Home Park (RMH), Commercial General (CG), Commercial High Intensity (CH), and Industrial Heavy (IH) zoning dis tricts are carried forward from the previous version of this Code and are hereby considered “legacy” districts. All existing lots and uses within these legacy districts are considered legal and conforming, provided that they c…
Zone name
Commercial General
General category
COMMERCIAL
Zone area
276.32 ac
Source
Owasso Zoning Code PDF
Top alternative use upside
Commercial (general)
$965,000
+31.8%
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 Owasso submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Owasso 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
$735,000
Current use
COMMERCIAL (GENERAL)
$965,000
Change: +32% · Conversion: Easy
RETAIL STORES
$685,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$610k
Range $549k – $671k · ±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
$97 / 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
$6,897
Tax year 2023
Assessed value
$63,121
Assessed 2023
Previous assessed
$60,116
+5.0% YoY
Effective rate
10.93%
On assessed value
Assessed land
$19,686
Assessed improvement
$43,435
Land market value
$189,000
Improvement market value
$417,000
Total market value
$606,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
6,304 SF
Lot
0.43 ac (18,905 SF)
Zoning code
CG
APN
61056-14-29-03720
UPID
US69-0486707
Jurisdiction
TULSA
Zoning & alternative use
CG · Owasso, OKZoning CG · permitted uses
CG · Owasso, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Residential Mobile Home Park (RMH), Commercial General (CG), Commercial High Intensity (CH), and Industrial Heavy (IH) zoning dis tricts are carried forward from the previous version of this Code and are hereby considered “legacy” districts. All existing lots and uses within these legacy districts are considered legal and conforming, provided that they conform to the applicable regulations of the prior version of this Code. New developments within a legacy zoning district must adhere to all applicable regulations of this Code. No property may be zoned or rezoned into a legacy zoning district after the date of adoption of this Code. For other previously existing zoning districts that are no longer d escribed in this Code, refer to the zoning district that most closely matches the district in question. The Community Development Director or their designee shall make a determination.
Zone name
Commercial General
General category
COMMERCIAL
Zone area
276.32 ac
Source
Owasso Zoning Code PDF
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$735,000
COMMERCIAL (GENERAL)
Est. value
$965,000
RETAIL STORES
Est. value
$685,000
OFFICE BUILDING Current
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
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
Weskol Real Estate LLC
Entity
Mailing address
9000 N 130TH E AVE, OWASSO, OK 74055-8700
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2025
$1,220,000
Weskol Real Estate LLC
The Kris Armostrong Revocable Trust
Warranty Deed
$1,037,000 · Rcb Bank
Apr 24, 2002
—
Kris Arnstrong
Armstrong,mary E
Quit Claim Deed
related
—
—
—
Kris Armstrong
—
Deed Of Trust
related
$568,632 · Bank Of The Lakes NA
—
—
Kris Armstrong
—
Loan Modification
related
$328,367 · Bank Of The Lakes NA
—
—
Armstrong,kris
—
Loan Modification
related
$328,367 · Bank Of The Lakes
—
—
Kris Armstrong
—
Deed Of Trust
related
$250,000 · Bank Of The Lakes NA
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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