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Property profile & analytics
OFF-MARKET
Estimated value
$3,285,000
Flex space
2451 Van Buren St Norman, OK 73072-5639
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US69-0467565
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1989
Construction
STEEL FRAME
Total area
24,219 SF
Lot
1.27 ac (55,321 SF)
Zoning code
C2
APN
NC29PRES6 1 1A001
UPID
US69-0467565
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
-
Total Beverage Services Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.29M
CAP Approach
CAP
$2.21M
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$3.29M
Owner & transaction history
High Flyer Holdings INC · 2 yrs held
High Flyer Holdings INC
since 2023
Last sale
$3.3M
2 recorded transactions
Zoning & alternative use
C2 · Norman, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.8M
+141.6%
Medical building
$4.8M
+140.1%
Office building
$4.1M
+107.8%
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 Norman submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Norman 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
$4,380,000
ML approach
$4,285,000
CAP Approach
CAP Return
Estimation
6%
$2,390,000
6.5%
$2,205,000
7%
$2,050,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,995,000
Current use
RETAIL STORES
$4,815,000
Change: +142% · Conversion: Moderate
MEDICAL BUILDING
$4,785,000
Change: +140% · Conversion: Difficult
OFFICE BUILDING
$4,140,000
Change: +108% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,050,000
Change: +103% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,985,000
Change: +100% · Conversion: Easy
Blend value · Realmo final
$3.29M
Range $2.96M – $3.61M · ±10% · vs last sale $3.30M (Oct 30 2023)
Last sale anchor
$3.30M
Oct 30 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
$136 / 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
$19,389
Tax year 2023
Assessed value
$161,467
Assessed 2023
Previous assessed
$153,778
+5.0% YoY
Effective rate
12.01%
On assessed value
Assessed land
$60,446
Assessed improvement
$101,021
Land market value
$608,533
Improvement market value
$1,017,004
Total market value
$1,625,537
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
1989
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
1
Bathrooms
1
Total area
24,219 SF
Lot
1.27 ac (55,321 SF)
Zoning code
C2
APN
NC29PRES6 1 1A001
UPID
US69-0467565
Jurisdiction
CLEVELAND
Zoning & alternative use
C2 · Norman, OK
Zoning C2 · permitted uses
C2 · Norman, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Norman. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.0M
RETAIL STORES
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$4.0M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1989
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
1
Bathrooms
1
Lot
1.27 ac
Current owner
From public records · entity-resolved
High Flyer Holdings INC
Entity
Mailing address
5700 A PETERLAND AVE #303, OKLAHOMA CITY, OK 73112
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2023
$3,300,000
High Flyer Holdings INC
Hartwig Investments LLC
Special Warranty Deed
$2,789,283 · Sovereign Bank
—
—
Aquifer Bottling Co LLC
—
Loan Modification
related
$500,000 · Nbanc
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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