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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Grocery and convenience stores
3502 Kenosha St, Broken Arrow, OK 74012-8973
Individually Owned
2-yr Hold
Free & Clear
Property ID
US69-0586236
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,499 SF
Lot
1.41 ac (61,550 SF)
Zoning code
CN
APN
83360-84-04-69535
UPID
US69-0586236
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
-
Western Union Bank Credit Union
-
QuikTrip Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$350k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$419k
Blend (final)
Blend
$515k
Owner & transaction history
John T Archer · 2 yrs held
John T Archer
since 2024
1 recorded transaction
Zoning & alternative use
CN · Broken Arrow, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$845,000
+161.5%
Medical building
$830,000
+157.6%
Auto repair, garage
$720,000
+122.4%
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
$350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$325,000
Current use
COMMERCIAL (GENERAL)
$845,000
Change: +162% · Conversion: Easy
MEDICAL BUILDING
$830,000
Change: +158% · Conversion: Difficult
AUTO REPAIR, GARAGE
$720,000
Change: +122% · Conversion: Difficult
RETAIL STORES
$645,000
Change: +100% · Conversion: Easy
OFFICE BUILDING
$515,000
Change: +60% · Conversion: Moderate
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$114 / 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
$26,885
Tax year 2023
Assessed value
$205,524
Assessed 2023
Previous assessed
$205,524
+0.0% YoY
Effective rate
13.08%
On assessed value
Assessed land
$118,217
Assessed improvement
$87,307
Land market value
$1,074,700
Improvement market value
$793,700
Total market value
$1,868,400
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
AC.PACKAGE
Stories
1
Total area
4,499 SF
Lot
1.41 ac (61,550 SF)
Zoning code
CN
APN
83360-84-04-69535
UPID
US69-0586236
Jurisdiction
TULSA
Zoning & alternative use
CN · Broken Arrow, OK
Zoning CN · permitted uses
CN · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$325,000
COMMERCIAL (GENERAL)
Est. value
$845,000
MEDICAL BUILDING
Est. value
$830,000
AUTO REPAIR, GARAGE
Est. value
$720,000
RETAIL STORES
Est. value
$645,000
OFFICE BUILDING
Est. value
$515,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.41 ac
Current owner
From public records · entity-resolved
John T Archer
Individual
Free & Clear · 2 yrs held
Mailing address
927 MILITARY AVE, BAXTER SPRINGS, KS 66713-1544
Ownership since
2024
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
Apr 1, 2024
$420,000
John T Archer
John T Archer
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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