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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Office buildings
2009 Willow Ave Broken Arrow, OK 74012-9109
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US69-0019379
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1995
Construction
STEEL FRAME
Total area
6,600 SF
Lot
0.67 ac (29,011 SF)
Zoning code
IL
APN
83970-84-05-01790
UPID
US69-0019379
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
-
Controlled Fluids, Inc Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$598k
Blend (final)
Blend
$550k
Owner & transaction history
Cabras Properties LLC · 3 yrs held
Cabras Properties LLC
since 2022
Last sale
$550,000
5 recorded transactions
Zoning & alternative use
IL · Broken Arrow, OK
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 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
$530,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$755,000
Current use
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Oct 19 2022)
Last sale anchor
$550k
Oct 19 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
$83 / 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
$7,914
Tax year 2023
Assessed value
$60,500
Assessed 2023
Previous assessed
$55,550
+8.9% YoY
Effective rate
13.08%
On assessed value
Assessed land
$11,165
Assessed improvement
$49,335
Land market value
$101,500
Improvement market value
$448,500
Total market value
$550,000
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
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
6,600 SF
Lot
0.67 ac (29,011 SF)
Zoning code
IL
APN
83970-84-05-01790
UPID
US69-0019379
Jurisdiction
TULSA
Zoning & alternative use
IL · Broken Arrow, OK
Zoning IL · permitted uses
IL · 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
$755,000
OFFICE BUILDING Current
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
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Cabras Properties LLC
Entity
Mailing address
PO BOX 22856, BEAUMONT, TX 77720-2856
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 19, 2022
$550,000
Cabras Properties LLC
Bge 914 LLC
Warranty Deed
$440,000 · Bge 914 LLC
Feb 24, 2016
$505,000
Bge 914 LLC
Marcia A Mcdaniel
Warranty Deed
—
Jan 6, 2011
—
Mam 2009 Trust
Jdm 2009 Trust
Grant Deed
related
—
Mar 23, 2004
$317,500
Jerry Mcdaniel
Bank Of Oklahoma
Grant Deed
$254,000 · Summit Bank
Dec 19, 2003
—
Bank Of Oklahoma
Thompson,michael P
Grant Deed
related
—
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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