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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Flex space
2113 Admiral Blvd, Tulsa, OK 74110-5208
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US69-0431356
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1930
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,140 SF
Lot
0.34 ac (14,985 SF)
Zoning code
CH
APN
16050-93-06-07280
UPID
US69-0431356
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
-
Heirloom Rustic Ales Production Facility Brewery & Distillery
-
Coffee @ Heirloom Cafe & Coffee Shop
-
Dante’s Woodfire Restaurant
-
Craft Show Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$750k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$553k
Blend (final)
Blend
$750k
Owner & transaction history
Flamingo Properties LLC · 1 yrs held
Flamingo Properties LLC
since 2024
Last sale
$750,000
7 recorded transactions
Zoning & alternative use
CH · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+269.8%
Medical building
$880,000
+166.7%
Auto repair, garage
$705,000
+112.9%
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 Tulsa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tulsa 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
$750,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,225,000
Change: +270% · Conversion: Difficult
MEDICAL BUILDING
$880,000
Change: +167% · Conversion: Difficult
AUTO REPAIR, GARAGE
$705,000
Change: +113% · Conversion: Easy
COMMERCIAL (GENERAL)
$700,000
Change: +111% · Conversion: Difficult
OFFICE BUILDING
$610,000
Change: +84% · Conversion: Difficult
RETAIL STORES
$560,000
Change: +69% · Conversion: Moderate
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $750k (Sep 23 2024)
Last sale anchor
$750k
Sep 23 2024
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
$146 / 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
$5,315
Tax year 2023
Assessed value
$39,589
Assessed 2023
Previous assessed
$39,589
+0.0% YoY
Effective rate
13.43%
On assessed value
Assessed land
$5,368
Assessed improvement
$34,221
Land market value
$48,800
Improvement market value
$311,100
Total market value
$359,900
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1930
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
5,140 SF
Lot
0.34 ac (14,985 SF)
Zoning code
CH
APN
16050-93-06-07280
UPID
US69-0431356
Jurisdiction
TULSA
Zoning & alternative use
CH · Tulsa, OK
Zoning CH · permitted uses
CH · Tulsa, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tulsa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$880,000
AUTO REPAIR, GARAGE
Est. value
$705,000
COMMERCIAL (GENERAL)
Est. value
$700,000
OFFICE BUILDING
Est. value
$610,000
RETAIL STORES
Est. value
$560,000
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1930
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Flamingo Properties LLC
Entity
Mailing address
1324 S BIRMINGHAM AVE, TULSA, OK 74104-4317
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2025
—
Flamingo Properties LLC
—
Deed
related
$197,114 · Armstrong Bank
Sep 23, 2024
$750,000
Flamingo Properties LLC
Boulevard Property Development LLC
Warranty Deed
$700,000 · The Boulevard Property Development
Mar 12, 2020
—
Boulevard Property Dev LLC
—
Deed
related
$100,000 · Peoples Bk
Dec 18, 2017
—
Boulevard Property Development LLC
—
Deed
related
$100,000 · Peoples Bank
Jan 18, 2017
—
Boulevard Property Dev LLC
Edwards Ron & Mona Trust
Quit Claim Deed
related
—
Oct 13, 2015
$200,000
Edwards,ron & Mona Trust
Allen Trust
Grant Deed
—
Oct 4, 2001
—
Allen Trust
Allen,walter L & Barbara J
Quit Claim Deed
related
—
—
—
Boulevard Property Dev LLC
—
Loan Modification
related
$100,000 · Peoples Bk
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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