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Property profile & analytics
OFF-MARKET
Estimated value
$1,505,000
Office buildings
203 80th St, Perkins, OK 74059
Trust Owned
6-yr Hold
~
Est. High Equity
Property ID
US69-1231470
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2013
Total area
6,462 SF
Lot
60 ac (2,613,600 SF)
APN
600085112
UPID
US69-1231470
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
by Request
CAP Approach
CAP
$1.40M
Comparable Approach
Comparable
$1.51M
Blend (final)
Blend
$1.51M
Owner & transaction history
Mccutchen,christopher M F & Trust · 6 yrs held
Mccutchen,christopher M F & Trust
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.4M
+121.8%
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 Perkins submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Perkins 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,515,000
6.5%
$1,400,000
7%
$1,300,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,085,000
Current use
RESTAURANT
$2,400,000
Change: +122% · Conversion: Moderate
RETAIL STORES
$1,005,000
Change: -7% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,000,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$1.51M
Range $1.35M – $1.66M · ±10%
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
$233 / 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
$14,696
Tax year 2023
Assessed value
$155,924
Assessed 2023
Previous assessed
$148,499
+5.0% YoY
Effective rate
9.43%
On assessed value
Assessed land
$21,244
Assessed improvement
$134,680
Land market value
$195,550
Improvement market value
$1,239,680
Total market value
$1,435,230
Applied tax rate
56.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2013
Heating
YES
Cooling
YES
Stories
10
Total area
6,462 SF
Lot
60 ac (2,613,600 SF)
APN
600085112
UPID
US69-1231470
Jurisdiction
PAYNE
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
OFFICE BUILDING Current
Est. value
$1.1M
RESTAURANT
Est. value
$2.4M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
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
2013
Heating
YES
Cooling
Yes
Stories
10
Lot
60 ac
Current owner
From public records · entity-resolved
Mccutchen,christopher M F & Trust
Trust
Mailing address
PO BOX 190, PERKINS, OK 74059-0190
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2019
—
Mccutchen,christopher M F & Trust
—
Deed
related
$2,281,561 · Valliance Bk
Mar 3, 2017
—
Christopher M Mccutchen
—
Deed
related
—
Sep 27, 2016
—
Christopher M Mccutchen
—
Deed
related
—
Jun 30, 2016
—
Christopher M Mccutchen
—
Deed
related
—
Jan 6, 2015
—
Christopher M Mccutchen
—
Deed Of Trust
related
$1,592,092 · Bank, The
—
—
Chris M Mccutchen
—
Loan Modification
related
—
—
—
Mccutchen,christopher M F & Trust
—
Loan Modification
related
$2,281,561 · Valliance Bk
—
—
Christopher M Mccutchen
—
Loan Modification
related
—
—
—
Christopher M Mccutchen
—
Loan Modification
related
—
—
—
Christopher M Mccutchen
—
Loan Modification
related
—
—
—
Christopher M Mccutchen
—
Loan Modification
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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