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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Car washes
2158 Garnett Rd Tulsa, OK 74129
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US69-0670949
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
2003
Construction
STEEL FRAME
Total area
3,100 SF
Lot
0.56 ac (24,394 SF)
Zoning code
CS
APN
42450-94-18-05298
UPID
US69-0670949
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
-
Clearwater Plaza Car Wash Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$500k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$756k
Blend (final)
Blend
$585k
Owner & transaction history
Clearwater Plaza LLC · 2 yrs held
Clearwater Plaza LLC
since 2024
Last sale
$675,000
6 recorded transactions
Zoning & alternative use
CS · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$530,000
+25.3%
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
$500,000
ML approach
$500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$425,000
Current use
MEDICAL BUILDING
$530,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$420,000
Change: -1% · Conversion: Moderate
OFFICE BUILDING
$365,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±10% · vs last sale $675k (Dec 31 2025)
Last sale anchor
$675k
Dec 31 2025
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
$189 / 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
$8,559
Tax year 2023
Assessed value
$63,756
Assessed 2023
Previous assessed
$63,756
+0.0% YoY
Effective rate
13.42%
On assessed value
Assessed land
$13,420
Assessed improvement
$50,336
Land market value
$122,000
Improvement market value
$457,600
Total market value
$579,600
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
2003
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Total area
3,100 SF
Lot
0.56 ac (24,394 SF)
Zoning code
CS
APN
42450-94-18-05298
UPID
US69-0670949
Jurisdiction
TULSA
Zoning & alternative use
CS · Tulsa, OK
Zoning CS · permitted uses
CS · 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
AUTO REPAIR, GARAGE Current
Est. value
$425,000
MEDICAL BUILDING
Est. value
$530,000
COMMERCIAL (GENERAL)
Est. value
$420,000
OFFICE BUILDING
Est. value
$365,000
AUTO REPAIR, GARAGE Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2003
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Clearwater Plaza LLC
Entity
Mailing address
2158 S GARNETT RD, TULSA, OK 74129
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2024
$500,000
Clearwater Plaza LLC
Clear Water Automatic Car Wash LLC
Warranty Deed
$488,560 · Grand Bank
Aug 1, 2017
$300,000
South Peoria LLC
Clear Water Automatic Car Wash
Warranty Deed
—
Sep 4, 2008
—
Aspen Realty LLC
Aspen Realty LLC
Quit Claim Deed
related
—
Jun 25, 2007
—
Aspen Realty LLC
Aspen Realty LLC
Quit Claim Deed
related
—
—
—
Clear Water Automatic Car Wash
—
Loan Modification
related
$2,040,000 · Bank Of Ok
—
—
Aspen Realty LLC
—
Deed Of Trust
related
$1,580,000 · Security 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.
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