Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,815,000
Office buildings
1601 Eucalyptus Ave Broken Arrow, OK 74012-6053
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US69-2344135
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2012
Construction
WOOD FRAME
Total area
11,290 SF
Lot
1.2 ac (52,272 SF)
Zoning code
CN
APN
83329-84-17-00420
UPID
US69-2344135
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
-
Joanna Ford - Realty ONE Group Dreamers Real Estate Agency
-
Layton Henry | RealtyONE Group Dreamers Real Estate Agency
-
Mandy Kidd Realty One Group Dreamers Real Estate Agency
-
Mary Joel Sturm, O.D. Physician
-
Realty One - Paula Stevenson Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.85M
CAP Approach
CAP
$2.17M
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$1.82M
Owner & transaction history
Webster Realty And Associates LLC · 4 yrs held
Webster Realty And Associates LLC
since 2022
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
CN · Broken Arrow, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.0M
+129.9%
Commercial (general)
$2.1M
+63.7%
Medical building
$2.1M
+61.2%
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 Broken Arrow submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Broken Arrow 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
$1,790,000
ML approach
$1,850,000
CAP Approach
CAP Return
Estimation
6%
$2,355,000
6.5%
$2,170,000
7%
$2,015,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,295,000
Current use
RESTAURANT
$2,975,000
Change: +130% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,115,000
Change: +64% · Conversion: Easy
MEDICAL BUILDING
$2,085,000
Change: +61% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,800,000
Change: +39% · Conversion: Difficult
RETAIL STORES
$1,620,000
Change: +25% · Conversion: Moderate
Blend value · Realmo final
$1.82M
Range $1.63M – $2.00M · ±10% · vs last sale $1.85M (Jun 3 2022)
Last sale anchor
$1.85M
Jun 3 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
$161 / 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
$26,620
Tax year 2023
Assessed value
$203,500
Assessed 2023
Previous assessed
$221,628
-8.2% YoY
Effective rate
13.08%
On assessed value
Assessed land
$46,750
Assessed improvement
$156,750
Land market value
$425,000
Improvement market value
$1,425,000
Total market value
$1,850,000
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
2012
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
AC.PACKAGE
Stories
2
Total area
11,290 SF
Lot
1.2 ac (52,272 SF)
Zoning code
CN
APN
83329-84-17-00420
UPID
US69-2344135
Jurisdiction
TULSA
Zoning & alternative use
CN · Broken Arrow, OK
Zoning CN · permitted uses
CN · Broken Arrow, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Broken Arrow. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
RESTAURANT
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2012
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
1.2 ac
Current owner
From public records · entity-resolved
Webster Realty And Associates LLC
Entity
Mailing address
1601 S EUCALYPTUS AVE, BROKEN ARROW, OK 74012-6053
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2022
$1,850,000
Webster Realty And Associates LLC
Berkshire 87 LLC
Warranty Deed
$1,572,500 · Firstar Bank NA
Feb 18, 2021
—
Berkshire 87 LLC
—
Deed
related
$1,096,237 · Firstar Bank NA
Dec 8, 2020
—
Berkshire 87 LLC
—
Deed
related
$1,105,801 · Firstar Bk
Aug 11, 2020
—
Berkshire 87 LLC
—
Deed
related
$1,122,305 · Firstar Bk
Jun 18, 2020
—
Berkshire 87 LLC
—
Deed
related
$1,122,305 · Firstar Bk
May 31, 2012
$425,000
Berkshire 87 LLC
Rvmt LLC
Warranty Deed
$1,487,500 · First National Bank Of Muskogee
Jul 22, 2010
—
Rvmt LLC
—
Trustees Deed
related
$223,883 · Regent Bank
Jun 12, 2008
—
Rvmt LLC
—
Trustees Deed
related
$245,000 · Regent Bank
May 21, 2008
$245,000
Rvmt LLC
Berkshire Medical Building LLC
Warranty Deed
—
May 27, 2005
—
Berkshire Medical Building LLC
—
Trustees Deed
related
$225,094 · Midfirst Bank State Savings Bk
Feb 24, 2005
$184,000
Henrad Properties LLC
Berkshire Medical Plaza LLC
Grant Deed
$658,750 · Citizens Security Bank & Trust
—
—
Berkshire 87 LLC
—
Deed Of Trust
related
$1,487,500 · Firstar Bank
—
—
Berkshire 87 LLC
—
Deed Of Trust
related
$1,487,500 · Firstar Bank
—
—
Berkshire 87 LLC
—
Loan Modification
related
$1,122,305 · Firstar Bk
—
—
Berkshire 87 LLC
—
Loan Modification
related
$1,122,305 · Firstar Bk
—
—
Berkshire 87 LLC
—
Loan Modification
related
$1,105,801 · Firstar Bk
—
—
Rvmt LLC
—
Deed Of Trust
related
$213,003 · Regent Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1601 Eucalyptus Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
