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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Warehouses
2200 Willow Ave Broken Arrow, OK 74012-9181
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US69-0485272
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,361 SF
Lot
1.76 ac (76,448 SF)
Zoning code
IL
APN
83970-84-05-02010
UPID
US69-0485272
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
-
TruGreen Lawn Care Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
$949k
Blend (final)
Blend
$1.17M
Owner & transaction history
Yale Cleaners LLC · 6 yrs held
Yale Cleaners LLC
since 2020
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
IL · Broken Arrow, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+112.5%
Office building
$1.4M
+69.5%
Neighborhood: shopping center
$885,000
+6.1%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,450,000
6.5%
$1,340,000
7%
$1,245,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$835,000
Current use
RETAIL STORES
$1,775,000
Change: +113% · Conversion: Moderate
OFFICE BUILDING
$1,415,000
Change: +69% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$885,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±10% · vs last sale $1.47M (Feb 19 2025)
Last sale anchor
$1.47M
Feb 19 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
$95 / 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
$9,770
Tax year 2023
Assessed value
$74,690
Assessed 2023
Previous assessed
$74,690
+0.0% YoY
Effective rate
13.08%
On assessed value
Assessed land
$29,436
Assessed improvement
$45,254
Land market value
$267,600
Improvement market value
$411,400
Total market value
$679,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
AC.PACKAGE
Stories
1
Total area
12,361 SF
Lot
1.76 ac (76,448 SF)
Zoning code
IL
APN
83970-84-05-02010
UPID
US69-0485272
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
WAREHOUSE, STORAGE Current
Est. value
$835,000
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$885,000
WAREHOUSE, STORAGE Current
RETAIL STORES
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.76 ac
Current owner
From public records · entity-resolved
Yale Cleaners LLC
Entity
Free & Clear · 6 yrs held
Mailing address
5100 POPLAR AVE STE #2900, MEMPHIS, TN 38137-2902
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Mar 6, 2020
—
Yale Cleaners LLC
Yale Cleaners INC
Quit Claim Deed
related
—
Feb 18, 2020
—
4221 Series LLC
Yale Cleaners LLC
Quit Claim Deed
related
—
Jan 6, 2014
$498,000
Trugreen LP
Servicemaster Acceptance Corp
Grant Deed
—
Jul 27, 2010
$1,000,000
Servicemaster Acceptance Corp
Wachovia Dev Corp
Grant Deed
—
Oct 6, 2004
—
Wachovia Dev Corp
Bmo Global Cap Solutions INC
Quit Claim Deed
related
$1,000,000 · Wachovia Bank NA
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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