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Property profile & analytics
OFF-MARKET
Estimated value
$3,625,000
Assisted living facilities
1400 Buena Vis Ave Midwest City, OK 73110-2604
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US69-0719297
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Construction
WOOD FRAME
Total area
44,464 SF
Lot
5 ac (217,800 SF)
APN
15-020-7100
UPID
US69-0719297
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
$3.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.13M
Blend (final)
Blend
$3.63M
Owner & transaction history
Cross Timbers Snf Realty LLC · 3 yrs held
Cross Timbers Snf Realty LLC
since 2022
Last sale
$3.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.7M
+22.5%
Retail stores
$5.5M
+17.8%
Commercial (general)
$5.2M
+11.5%
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 Midwest City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Midwest City 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
$3,680,000
ML approach
$3,630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$4,660,000
Current use
OFFICE BUILDING
$5,705,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$5,490,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,195,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,040,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$3.63M
Range $3.26M – $3.99M · ±10% · vs last sale $3.60M (Aug 18 2022)
Last sale anchor
$3.60M
Aug 18 2022
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
$82 / 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
$46,623
Tax year 2023
Assessed value
$396,084
Assessed 2023
Previous assessed
$309,996
+27.8% YoY
Effective rate
11.77%
On assessed value
Assessed land
$89,842
Assessed improvement
$306,242
Land market value
$816,746
Improvement market value
$2,784,019
Total market value
$3,600,765
Applied tax rate
552.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1964
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Units
161
Total area
44,464 SF
Lot
5 ac (217,800 SF)
APN
15-020-7100
UPID
US69-0719297
Jurisdiction
OKLAHOMA
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$4.7M
OFFICE BUILDING
Est. value
$5.7M
RETAIL STORES
Est. value
$5.5M
COMMERCIAL (GENERAL)
Est. value
$5.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1964
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
161
Lot
5 ac
Current owner
From public records · entity-resolved
Cross Timbers Snf Realty LLC
Entity
Mailing address
90 JOHN ST RM #503, NEW YORK, NY 10038-3241
Ownership since
2022
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
Aug 18, 2022
$3,600,000
Cross Timbers Snf Realty LLC
Midwest City Holding LLC
Warranty Deed
$23,650,000 · Merchants Bank Of Indiana
Sep 22, 2017
$50,000
Michael A Sloniker
Kelley,james N & Gaye G
Quit Claim Deed
related
—
Mar 20, 2017
$2,750,000
Midwest City Holding LLC
Otter Lake Farm LLC
Grant Deed
—
Mar 20, 2017
—
Midwest City Holding LLC
Mwc Operations LLC
Quit Claim Deed
related
—
Dec 7, 2016
—
Otter Lake Farm LLC
Binyamin-tzvi Of Oklahoma LLC
Grant Deed
related
$1,550,000 · Private Individual
—
—
Binyamin-tzvi Of Oklahoma LLC
—
Deed Of Trust
related
$8,500,000 · Greystone Commercial Svcs LP
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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