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Property profile & analytics
OFF-MARKET
Estimated value
$15,920,000
Flex space
3000 Hemlock Cir Broken Arrow, OK 74012-1113
Entity Owned
3-yr Hold
Free & Clear
Property ID
US69-0277783
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1979
Construction
STEEL FRAME
Total area
179,793 SF
Lot
22.24 ac (968,644 SF)
Zoning code
IL
APN
83610-94-33-57480
UPID
US69-0277783
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
-
McElroy Manufacturing Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.95M
Comparable Approach
Comparable
$18.14M
Blend (final)
Blend
$15.92M
Owner & transaction history
Tri Mc Viii LLC · 3 yrs held
Tri Mc Viii LLC
since 2022
Last sale
$16.1M
1 recorded transaction
Zoning & alternative use
IL · Broken Arrow, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$25.8M
+118.5%
Office building
$20.6M
+74.3%
Neighborhood: shopping center
$12.9M
+9.1%
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
$15,565,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,270,000
6.5%
$15,945,000
7%
$14,805,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$11,820,000
Current use
RETAIL STORES
$25,830,000
Change: +119% · Conversion: Moderate
OFFICE BUILDING
$20,595,000
Change: +74% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,895,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$15.92M
Range $14.33M – $17.51M · ±10% · vs last sale $16.09M (Dec 22 2022)
Last sale anchor
$16.09M
Dec 22 2022
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
$89 / 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
$231,521
Tax year 2023
Assessed value
$1,769,900
Assessed 2023
Previous assessed
$597,124
+196.4% YoY
Effective rate
13.08%
On assessed value
Assessed land
$121,539
Assessed improvement
$1,648,361
Land market value
$1,104,900
Improvement market value
$14,985,100
Total market value
$16,090,000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1979
Construction
STEEL FRAME
Heating
ZONE
Cooling
YES
Stories
2
Total area
179,793 SF
Lot
22.24 ac (968,644 SF)
Zoning code
IL
APN
83610-94-33-57480
UPID
US69-0277783
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
INDUSTRIAL (GENERAL) Current
Est. value
$11.8M
RETAIL STORES
Est. value
$25.8M
OFFICE BUILDING
Est. value
$20.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.9M
INDUSTRIAL (GENERAL) 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
1979
Construction
STEEL FRAME
Heating
ZONE
Cooling
Yes
Stories
2
Lot
22.24 ac
Current owner
From public records · entity-resolved
Tri Mc Viii LLC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 580550, TULSA, OK 74158-0550
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2022
$16,090,000
Tri Mc Viii LLC
Baker Hughes Oilfield Operations Ll
Warranty Deed
—
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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