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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Grocery and convenience stores
12770 Oktaha Rd Oktaha, OK 74450-4132
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US69-1074283
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1998
Total area
4,000 SF
Lot
4.1 ac (178,596 SF)
APN
0000-27-13N-17E-2-047-19
UPID
US69-1074283
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
-
Oktaha Eazy Mart Gas Station
-
U-Haul Neighborhood Dealer Car Rental Facility
-
Phillips 66 Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
$590k
Comparable Approach
Comparable
$481k
Blend (final)
Blend
$600k
Owner & transaction history
Neal Properties LLC · 9 yrs held
Neal Properties LLC
since 2017
Last sale
$600,000
2 recorded transactions
Zoning & alternative use
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 Oktaha submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oktaha 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
$600,000
ML approach
$610,000
CAP Approach
CAP Return
Estimation
6%
$640,000
6.5%
$590,000
7%
$550,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$705,000
Change: 0% · Conversion: Easy
OFFICE BUILDING
$565,000
Change: 0% · Conversion: Moderate
AUTO REPAIR, GARAGE
$460,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$440,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$410,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $600k (Jan 22 2021)
Last sale anchor
$600k
Jan 22 2021
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
$150 / 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
$7,094
Tax year 2023
Assessed value
$71,242
Assessed 2023
Previous assessed
$71,242
+0.0% YoY
Effective rate
9.96%
On assessed value
Assessed land
$49,114
Assessed improvement
$22,128
Land market value
$446,490
Improvement market value
$201,168
Total market value
$647,658
Applied tax rate
29.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1998
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Bathrooms
2
Total area
4,000 SF
Lot
4.1 ac (178,596 SF)
APN
0000-27-13N-17E-2-047-19
UPID
US69-1074283
Jurisdiction
MUSKOGEE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$705,000
OFFICE BUILDING
Est. value
$565,000
AUTO REPAIR, GARAGE
Est. value
$460,000
MEDICAL BUILDING
Est. value
$440,000
RETAIL STORES
Est. value
$410,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1998
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
2
Lot
4.1 ac
Current owner
From public records · entity-resolved
Neal Properties LLC
Entity
Mailing address
12770 OKTAHA RD, OKTAHA, OK 74450-4132
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Mar 3, 2017
—
Neal Properties LLC
—
Deed
related
$230,149 · Armstrong Bk
—
—
Neal Properties LLC
—
Deed Of Trust
related
$230,149 · Armstrong Bk
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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