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    400 Boston Ave Tulsa, OK 74103-5025
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    Property profile & analytics

    400 Boston Ave, Tulsa, OK 74103-5025

    View on Map
    • Hotels
    • 56,973 SF
    • 0.13 lot acres
    Off-Market
    Property ID
    US69-0571445
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $1,800,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Hyatt Place Tulsa / Downtown / Hotel & Motel
    • The Placery Restaurant and Bar / Restaurant
    • Rode Robert L / Law Firm
    • Fettkether Jesse / Law Firm

    Property Details for 400 Boston Ave

    Year built
    1967
    Construction
    STEEL FRAME
    Lot size
    0.13 lot acres
    Zone code
    CBD
    Property type
    Hotels
    APN
    00500-92-01-38770
    APU
    500920138770

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Nov 26, 2019 — 400 South Boston LLC — Deed · related $11.7M · Regents Bk
    Jul 5, 2018 — 400 South Boston LLC — Grant Deed · related $10.5M · Regent Bk
    Aug 1, 2014 — 400 South Boston LLC 400 South Boston LLC Quit Claim Deed · related —
    — — 400 South Boston LLC — Deed Of Trust · related $584k · City Of Tulsa
    — — 400 South Boston LLC — Loan Modification · related $11.7M · Regents Bk
    — — 400 South Boston Ltd — Deed Of Trust · related $500k · Mitsubishi Corp
    — — 400 South Boston Ltd — Deed Of Trust · related $500k · Mitsubishi International Corp

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,380,000
      6.5%
      $2,200,000
      7%
      $2,040,000

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Tulsa
    County
    Tulsa
    State
    Oklahoma
    Longitude
    -95.9894
    Latitude
    36.1526
    CBSA code
    46140
    CBSA name
    TULSA, OK METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $96,458
    $18,810
    $699,688
    $718,498
    -
    $171,000
    $6,360,800
    $6,531,800

    Comparable in this City

    • Value Estimation
      $4,170,000
      93,751 SF

      415 Boston Ave

      HOTEL
      415 Boston Ave, Tulsa, OK 74103-5021
      View Details
    • Value Estimation
      $9,280,000
      309,504 SF

      100 2nd St

      HOTEL
      100 2nd St, Tulsa, OK 74103-3207
      View Details
    • Value Estimation
      $2,285,000
      92,022 SF

      115 5th St

      HOTEL
      115 5th St, Tulsa, OK 74103-4604
      View Details
    • Value Estimation
      $6,375,000
      263,587 SF

      115 5th St, Unit 1700

      HOTEL
      115 5th St, Tulsa, OK 74103-4272
      View Details
    • Value Estimation
      $840,000
      28,864 SF

      13 Reconciliation Way

      HOTEL
      13 Reconciliation Way, Tulsa, OK 74103-7811
      View Details
    • Value Estimation
      $2,185,000
      87,440 SF

      202 5th St

      HOTEL
      202 5th St, Tulsa, OK 74103-4216
      View Details

    Similar Nearby for Sale

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      Restaurant Building with Drive-Thru

      Restaurant building with drive-thru, fully equipped, excellent downtown location.
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      Main Street Commercial Property

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      Five-Story Office Tower For Sale

      Exceptional office tower featuring attractive, assumable, long-term, fixed-rate financing.
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      30,746 SF

      Mixed-Use Property in Central District

      Mixed-use property in Tulsa's Central Business District for sale.
      201 S Cheyenne Ave, Tulsa, OK 74103
      View Details
    • Contact for pricing
      5,530 SF

      Historical Mixed-Use Building Downtown Tulsa

      Two-story building suitable for office, retail, or mixed-use.
      309 S Main St, Tulsa, OK 74103
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    Similar Nearby for Lease

    • $22 SF/Yr
      124,502 SF

      Office Building in Tulsa, OK

      Office building with 124,502 square feet available for rent.
      101 East 2Nd St South, Tulsa, OK 74103
      View Details
    • $13 SF/Yr

      Downtown Office Space for Lease

      Full floor office suite in Tulsa's Deco District.
      20 East 5Th St, Tulsa, OK 74103
      View Details
    • Contact for pricing
      2,499 SF

      Downtown Office Space Available

      Office space for rent in downtown Tulsa, Oklahoma.
      420-424 S Main St, Tulsa, OK 74103
      View Details
    • Contact for pricing
      3,556 SF

      Downtown Office Space Available

      Office space with reception, offices, conference rooms, kitchen, parking.
      2 W 2Nd St, Tulsa, OK 74103
      View Details
    • Contact for pricing
      4,432 SF

      Downtown Tulsa Office Space Available

      Modern office space in downtown Tulsa with easy highway access.
      11 N Cheyenne Ave, Tulsa, OK 74103
      View Details
    • $14 SF/Yr

      Furnished Office Suite in Deco

      Plug & Play office suite in historic Thompson Building.
      20 E 5Th St, Tulsa, OK 74103
      View Details

    Property Visit Statistics

    • Visits by month
      11.3k
    • Visitors by month
      6.4k
    • Avg Time on site
      430 min
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    Tulsa, OK 74103-5025
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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