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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Retail space
3942 Memorial Dr Tulsa, OK 74145-1333
Entity Owned
~
Est. High Equity
Property ID
US69-2376126
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Construction
STEEL FRAME
Total area
16,000 SF
Lot
0.95 ac (41,426 SF)
Zoning code
IL
APN
99323-93-23-40190
UPID
US69-2376126
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
-
Oklahoma Army Surplus (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$1.11M
Owner & transaction history
Jaybez Tulsa LLC
Jaybez Tulsa LLC
since 2025
Last sale
$1.6M
5 recorded transactions
Zoning & alternative use
IL · 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
$750,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,740,000
Current use
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±10% · vs last sale $1.55M (Jul 6 2025)
Last sale anchor
$1.55M
Jul 6 2025
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
$69 / 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
$14,789
Tax year 2023
Assessed value
$110,158
Assessed 2023
Previous assessed
$104,913
+5.0% YoY
Effective rate
13.43%
On assessed value
Assessed land
$40,321
Assessed improvement
$69,837
Land market value
$414,200
Improvement market value
$717,400
Total market value
$1,131,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1960
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
16,000 SF
Lot
0.95 ac (41,426 SF)
Zoning code
IL
APN
99323-93-23-40190
UPID
US69-2376126
Jurisdiction
TULSA
Zoning & alternative use
IL · Tulsa, OK
Zoning IL · permitted uses
IL · 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
$1.7M
RETAIL STORES 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
1960
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.95 ac
Current owner
From public records · entity-resolved
Jaybez Tulsa LLC
Entity
Mailing address
13692 S 200TH E AVE, BROKEN ARROW, OK 74014-4545
Ownership since
2025
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
Oct 6, 2025
$1,550,000
Jaybez Tulsa LLC
Larry Donald Rose Revocable Trust
Deed
$5,000,000 · Bancfirst
Dec 17, 2020
$850,000
Frayer Enterprises LLC
Larry Donald Rose
Warranty Deed
—
Dec 17, 2020
—
Rose,lardonaid Trust
Rose Larry D Trust
Quit Claim Deed
related
—
Jul 27, 2018
—
Rose,doris P Trust
Rose Donald Trust
Quit Claim Deed
related
—
Dec 28, 2017
—
Larry D Rose
Rose Doris P Trust
Quit Claim 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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