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Property profile & analytics
OFF-MARKET
Estimated value
$3,165,000
Strip malls
2160 Garnett Rd, Tulsa, OK 74129-5106
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US69-0681157
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1970
Construction
STEEL FRAME
Total area
62,600 SF
Lot
6 ac (261,229 SF)
Zoning code
CS
APN
42450-94-18-05310
UPID
US69-0681157
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
-
Antojitos Mexicanos Dona Reyna Restaurant
-
El Coyote Manco Nightclub DJ & Entertainment
-
Boost Mobile Mobile Phone Store Electronics & Wireless Store
-
Paqueteria a Todo Mexico El Paisano Tulsa Courier Service Postal Service
-
Oxford Lehr Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.51M
Blend (final)
Blend
$3.17M
Owner & transaction history
Kip Properties LLC · 2 yrs held
Kip Properties LLC
since 2023
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
CS · Tulsa, 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 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
$2,990,000
ML approach
$3,330,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,515,000
Current use
INDUSTRIAL (GENERAL)
$4,030,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$3.17M
Range $2.85M – $3.48M · ±10% · vs last sale $3.00M (Sep 11 2023)
Last sale anchor
$3.00M
Sep 11 2023
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
$51 / 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
$35,191
Tax year 2023
Assessed value
$262,130
Assessed 2023
Previous assessed
$262,130
+0.0% YoY
Effective rate
13.43%
On assessed value
Assessed land
$114,950
Assessed improvement
$147,180
Land market value
$1,045,000
Improvement market value
$1,338,000
Total market value
$2,383,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
62,600 SF
Lot
6 ac (261,229 SF)
Zoning code
CS
APN
42450-94-18-05310
UPID
US69-0681157
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER Current
INDUSTRIAL (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
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
6 ac
Current owner
From public records · entity-resolved
Kip Properties LLC
Entity
Mailing address
1920 S MEMORIAL DR, TULSA, OK 74112-7045
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 11, 2023
$3,000,000
Kip Properties LLC
Psc Property Group LLC
Warranty Deed
$2,400,000 · Security Bank
Mar 6, 2020
—
Barbre Group Investments LLC
Helen Stephens
Correction Deed
related
—
Sep 15, 2014
—
Psc Property Group LLC
—
Trustees Deed
related
$200,000 · International Bk/commerce
Sep 4, 2008
—
Aspen Realty LLC
Aspen Realty LLC
Quit Claim Deed
related
—
Sep 4, 2008
$2,000,000
Psc Property Group LLC
Aspen Realty LLC
Deed Of Trust
$1,860,000 · International Bank Of Commerce
Jun 25, 2007
—
Aspen Realty LLC
Aspen Realty LLC
Quit Claim Deed
related
—
—
—
Psc Property Group LLC
—
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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