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Property profile & analytics
OFF-MARKET
Estimated value
$1,185,000
Strip malls
301 Frankfort Ave 13, Tulsa, OK 74120
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US69-0502834
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2016
Construction
STEEL FRAME
Total area
12,992 SF
Lot
0.32 ac (13,983 SF)
Zoning code
CBD
APN
00500-92-01-36490
UPID
US69-0502834
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$1.19M
Owner & transaction history
Tulsa Boxyard LLC · 10 yrs held
Tulsa Boxyard LLC
since 2016
7 recorded transactions
Zoning & alternative use
CBD · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+90.1%
Commercial (general)
$1.8M
+88.4%
Office building
$1.5M
+64.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$935,000
Current use
AUTO REPAIR, GARAGE
$1,780,000
Change: +90% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,765,000
Change: +88% · Conversion: Easy
OFFICE BUILDING
$1,540,000
Change: +64% · Conversion: Moderate
RETAIL STORES
$1,415,000
Change: +51% · Conversion: Easy
INDUSTRIAL (GENERAL)
$835,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.19M
Range $1.07M – $1.30M · ±10%
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
$91 / 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
$28,058
Tax year 2023
Assessed value
$209,000
Assessed 2023
Previous assessed
$209,000
+0.0% YoY
Effective rate
13.42%
On assessed value
Assessed land
$28,050
Assessed improvement
$180,950
Land market value
$255,000
Improvement market value
$1,645,000
Total market value
$1,900,000
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
2016
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
2
Units
17
Rooms
17
Total area
12,992 SF
Lot
0.32 ac (13,983 SF)
Zoning code
CBD
APN
00500-92-01-36490
UPID
US69-0502834
Jurisdiction
TULSA
Zoning & alternative use
CBD · Tulsa, OK
Zoning CBD · permitted uses
CBD · 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
$935,000
AUTO REPAIR, GARAGE
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$835,000
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
2016
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Units
17
Rooms
17
Lot
0.32 ac
Current owner
From public records · entity-resolved
Tulsa Boxyard LLC
Entity
Mailing address
502 E 3RD ST #37, TULSA, OK 74120-0001
Ownership since
2016
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
Nov 21, 2016
—
Tulsa Boxyard LLC
—
Deed
related
$250,000 · Avb Bk
Sep 15, 2016
—
Nelsonstowe Dev LLC Etal
—
Deed
related
$2,162,322 · Community Dev Corp
Aug 10, 2016
—
Tulsa Boxyard LLC
—
Deed
related
$250,000 · Community Dev Corp
May 31, 2016
—
Tulsa Boxyard LLC
Tulsa Development Authority
Special Warranty Deed
$2,162,322 · Avb Bank
—
—
Tulsa Boxyard LLC
—
Deed Of Trust
related
$250,000 · Community Dev Corp
—
—
Tulsa Boxyard LLC
—
Deed Of Trust
related
$250,000 · Avb Bk
—
—
Nelsonstowe Dev LLC Etal
—
Loan Modification
related
$2,162,322 · Community Dev Corp
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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