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Property profile & analytics
OFF-MARKET
Estimated value
$1,655,000
Retail space
3220 21st St Tulsa, OK 74114-1857
Entity Owned
9-yr Hold
Free & Clear
Property ID
US69-0661965
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,300 SF
Lot
0.81 ac (35,066 SF)
Zoning code
CH
APN
04250-93-17-00410
UPID
US69-0661965
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
-
Tulsa Clubhouse Hotel & Motel Resort
-
Empire Optical Ophthalmologist (Bike/Boat/Book/etc) Store
-
Happies Nutrition Specialty Food Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.68M
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$1.66M
Owner & transaction history
Empire Optical Properties LLC · 9 yrs held
Empire Optical Properties LLC
since 2017
4 recorded transactions
Zoning & alternative use
CH · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+118.9%
Medical building
$1.9M
+57.9%
Auto repair, garage
$1.6M
+26.0%
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%
$1,815,000
6.5%
$1,675,000
7%
$1,555,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,230,000
Current use
RESTAURANT
$2,690,000
Change: +119% · Conversion: Easy
MEDICAL BUILDING
$1,940,000
Change: +58% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,550,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,535,000
Change: +25% · Conversion: Easy
OFFICE BUILDING
$1,340,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$1.66M
Range $1.49M – $1.82M · ±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
$146 / 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
$39,577
Tax year 2023
Assessed value
$294,800
Assessed 2023
Previous assessed
$294,800
+0.0% YoY
Effective rate
13.43%
On assessed value
Assessed land
$28,930
Assessed improvement
$265,870
Land market value
$263,000
Improvement market value
$2,417,000
Total market value
$2,680,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
11,300 SF
Lot
0.81 ac (35,066 SF)
Zoning code
CH
APN
04250-93-17-00410
UPID
US69-0661965
Jurisdiction
TULSA
Zoning & alternative use
CH · Tulsa, OK
Zoning CH · permitted uses
CH · 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
RETAIL STORES Current
Est. value
$1.2M
RESTAURANT
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Lot
0.81 ac
Current owner
From public records · entity-resolved
Empire Optical Properties LLC
Entity
Free & Clear · 9 yrs held
Mailing address
3220 E 21ST ST, TULSA, OK 74114-1857
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2020
—
Empire Opital Properties LLC
—
Deed
related
$2,800,000 · Prosperity Bank
May 5, 2017
—
Empire Optical Properties LLC
—
Grant Deed
related
$2,720,000 · Crossfirst Bk
Jan 24, 2017
—
Empire Optical Properties LLC
Hargrove Mary A Trust
Quit Claim Deed
related
—
Feb 1, 2007
—
Hargrove Mary A Trust
Caldwell Naomi R Trust
Warranty Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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