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    Property profile & analytics

    1603 Boulder Ave Tulsa, OK 74119-4407

    • Office buildings
    • 6,005 SF
    • 0.30 lot acres
    OFF-MARKET
    Value Estimations
    $255,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US69-0698059
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Langdon Publishing / Publisher

    Property Details for 1603 Boulder Ave

    Year built
    1960
    Construction
    WOOD FRAME
    Lot size
    0.30 lot acres
    Property size
    6,005 SF
    Zone code
    CH
    Property type
    Office buildings
    APN
    40600-92-12-15975
    APU
    40600921215975

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $250,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $335,000
      Market price range: $204k - $795k

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Tulsa
    County
    Tulsa
    State
    Oklahoma
    Longitude
    -95.9881
    Latitude
    36.1395
    CBSA code
    46140
    CBSA name
    TULSA, OK METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $5,375
    $17,160
    $22,880
    $40,040
    -
    $156,000
    $208,000
    $364,000

    Comparable in this City

    • Value Estimation
      $525,000
      84,150 SF

      616 Boston Ave

      OFFICE BUILDING • 84,150 SF
      616 Boston Ave, Tulsa, OK 74119-1208
      View Details
    • Value Estimation
      $670,000
      3,953 SF

      1721 Baltimore Ave

      OFFICE BUILDING • 3,953 SF
      1721 Baltimore Ave, Tulsa, OK 74119-4807
      View Details
    • Value Estimation by Request
      13,755 SF

      1430 Boulder Ave

      OFFICE BUILDING • 13,755 SF
      1430 Boulder Ave, Tulsa, OK 74119-3604
      View Details
    • Value Estimation
      $240,000
      5,112 SF

      42 16th St

      OFFICE BUILDING • 5,112 SF
      42 16th St, Tulsa, OK 74119-4432
      View Details
    • Value Estimation
      $1,455,000
      5,065 SF

      228 17th Pl

      OFFICE BUILDING • 5,065 SF
      228 17th Pl, Tulsa, OK 74119-4608
      View Details
    • Value Estimation
      $305,000
      6,254 SF

      123 11th St

      OFFICE BUILDING • 6,254 SF
      123 11th St, Tulsa, OK 74119-2202
      View Details

    Similar Nearby for Sale

    • Contact for pricing

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      1.6 acre commercial land with excellent access and visibility.
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      47.5 Acre Commercial Land Site

      Commercial land with frontage on 161st East Avenue and 11th Street.
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    • $199,900
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      Remodeled Tulsa Condo with Amenities

      Downtown Tulsa condo with modern updates and extensive community amenities.
      410 W 7Th St, Tulsa, OK 74119
      View Details
    • $115,000
      720 SF

      Updated Condo with City Views

      Updated 1 bed, 1 bath condo with south-facing city views.
      450 W 7Th St, Tulsa, OK 74119
      View Details
    • $120,000

      Updated Condo with South-Facing Views

      Updated 1 bed, 1 bath condo with south-facing views.
      410 W 7Th St, Tulsa, OK 74119
      View Details
    • New
      $4,500,000
      27,394 SF

      Riverside Drive Apartment Opportunity

      Prime Tulsa location near Gathering Place with renovated apartments.
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    Similar Nearby for Lease

    • $20 SF/Yr
      9,265 SF

      Class A Office Space

      Class A office building with ample parking and amenities.
      110 W 7Th St, Tulsa, OK 74119
      View Details
    • $5 SF/Yr
      5,173 SF

      Tulsa Office Space for Lease

      Flexible workspace solutions in Tulsa.
      624 Boston Ave, Tulsa, OK 74119
      View Details
    • $15 SF/Yr
      12,846 SF

      Office Space Available For Rent

      Office space available for lease in Tulsa, Oklahoma.
      1437 S Boulder Ave, Tulsa, OK 74119
      View Details
    • Contact for pricing
      2,736 SF

      Tulsa Midtown Office Space Available

      Office space in Tulsa's Midtown district with flexible floor plans.
      1715 S Baltimore Ave, Tulsa, OK 74119
      View Details
    • $11 SF/Yr
      6,600 SF

      Renovated Office Space in CBD

      Clean, renovated office space in Tulsa's south CBD district.
      1120 S Boston Ave, Tulsa, OK 74119
      View Details
    • $15 SF/Yr
      9,011 SF

      Furnished Office Space in Tulsa

      Professional, furnished office space with stunning views and ample parking.
      1350 S Boulder Ave, Tulsa, OK 74119
      View Details
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    1603 Boulder Ave
    Tulsa, OK 74119-4407
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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