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Property profile & analytics
OFF-MARKET
Estimated value
$2,535,000
High-rise multifamily apartments
310 1st St, Tulsa, OK 74120-1821
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US69-0112827
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1918
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
33,120 SF
Lot
0.21 ac (9,017 SF)
Zoning code
CBD
APN
00500-92-01-33830
UPID
US69-0112827
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
-
First Street Lofts Construction Company General Contractor
-
Jacobs Lofts On First Street Apartment Building
-
Travis Store Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.54M
Owner & transaction history
Fsl 2 LLC · 10 yrs held
Fsl 2 LLC
since 2016
7 recorded transactions
Zoning & alternative use
CBD · 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
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
AUTO REPAIR, GARAGE
$3,190,000
Change: 0% · Conversion: Difficult
RESTAURANT
$2,690,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$2,625,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$2,145,000
Change: 0% · Conversion: Moderate
MEDICAL BUILDING
$1,925,000
Change: 0% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,625,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$2.54M
Range $2.28M – $2.79M · ±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
$77 / 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
$34,640
Tax year 2023
Assessed value
$258,027
Assessed 2023
Previous assessed
$245,740
+5.0% YoY
Effective rate
13.42%
On assessed value
Assessed land
$26,477
Assessed improvement
$231,550
Land market value
$450,000
Improvement market value
$3,935,400
Total market value
$4,385,400
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1918
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
4
Bathrooms
10
Total area
33,120 SF
Lot
0.21 ac (9,017 SF)
Zoning code
CBD
APN
00500-92-01-33830
UPID
US69-0112827
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
AUTO REPAIR, GARAGE
Est. value
$3.2M
RESTAURANT
Est. value
$2.7M
RETAIL STORES
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.6M
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1918
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
4
Bathrooms
10
Lot
0.21 ac
Current owner
From public records · entity-resolved
Fsl 2 LLC
Entity
Mailing address
PO BOX 690960, TULSA, OK 74169-0960
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2016
—
First Street Lofts LLC
—
Deed
related
$1,030,000 · Community Dev Corp
Jun 28, 2016
$1,450,000
Fsl 2 LLC
First Street Lofts LLC
Warranty Deed
$4,287,174 · Avb Bank
Jun 28, 2016
$255,000
Patricia W Sager
First Street Lofts LLC
Warranty Deed
—
Jun 28, 2016
$658,000
Blue Dome Properties LLC
First Street Lofts LLC
Warranty Deed
—
Sep 13, 2006
—
First Street Lofts LLC
Fioroni,daniel J
Quit Claim Deed
related
—
May 17, 2006
—
First Street Lofts LLC
Blue Dome Properties LLC
Grant Deed
related
—
Feb 16, 2006
—
Blue Dome Properties LLC
—
Trustees Deed
related
$50,000 · Daniel J Fioroni
Dec 6, 2005
—
Blue Dome Properties LLC
Pac Of Wave Source LLC
Quit Claim Deed
related
—
Jul 7, 1998
$3,000
Laf LP
Fioroni,daniel J
Grant Deed
related
—
—
—
First Street Lofts LLC
—
Loan Modification
related
$1,500,000 · Blue Dome Properties LLC
—
—
First Street Lofts LLC
—
Deed Of Trust
related
$850,000 · American Home Mortgage INC
—
—
First Street Lofts LLC
—
Deed Of Trust
related
$1,300,000 · Community Dev Commission
—
—
First Street Lofts LLC
—
Loan Modification
related
$1,030,000 · Community Dev Corp
—
—
Blue Dome Properties LLC
—
Deed Of Trust
related
$100,000 · Daniel J Fioroni
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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