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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Assisted living facilities
3501 Washington St Broken Arrow, OK 74012-9196
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US69-0511430
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2007
Construction
WOOD FRAME
Total area
41,278 SF
Lot
4.27 ac (185,871 SF)
Zoning code
R2
APN
80995-84-21-00690
UPID
US69-0511430
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
-
Senior Suites Healthcare Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$614k
Blend (final)
Blend
$600k
Owner & transaction history
South Tulsa Retirement INC · 15 yrs held
South Tulsa Retirement INC
since 2011
5 recorded transactions
Zoning & alternative use
R2 · Broken Arrow, OK
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
by Request
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$650,000
Current use
Blend value · Realmo final
$600k
Range $540k – $660k · ±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
$15 / 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
$46,310
Tax year 2023
Assessed value
$354,321
Assessed 2023
Previous assessed
$354,321
+0.0% YoY
Effective rate
13.07%
On assessed value
Assessed land
$47,025
Assessed improvement
$307,296
Land market value
$427,500
Improvement market value
$2,793,600
Total market value
$3,221,100
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2007
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
82
Total area
41,278 SF
Lot
4.27 ac (185,871 SF)
Zoning code
R2
APN
80995-84-21-00690
UPID
US69-0511430
Jurisdiction
TULSA
Zoning & alternative use
R2 · Broken Arrow, OKZoning R2 · permitted uses
R2 · Broken Arrow, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$650,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2007
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
82
Lot
4.27 ac
Current owner
From public records · entity-resolved
South Tulsa Retirement INC
Entity
Mailing address
11801 S SANDUSKY AVE, TULSA, OK 74137-1847
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2015
—
South Tulsa Retirement INC|cox Building Co INC
—
Grant Deed
related
$16,750,000 · Bank Of Ok
Feb 28, 2011
$1,557,000
South Tulsa Retirement INC
Cox Building Co INC
Warranty Deed
$4,800,000 · First Bank & Trust
—
—
South Tulsa Retirement INC
—
Loan Modification
related
$600,000 · Bancfirst
—
—
South Tulsa Retirement INC
—
Deed Of Trust
related
$7,300,000 · Bancfirst
—
—
South Tulsa Retirement INC
—
Deed Of Trust
related
$4,700,000 · Bancfirst
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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