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Property profile & analytics
OFF-MARKET
Estimated value
$9,405,000
High-rise multifamily apartments
420 Main St, Tulsa, OK 74103-3900
Entity Owned
17-yr Hold
Absentee Owner
Free & Clear
Property ID
US69-0119765
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1915
Construction
STEEL FRAME
Total area
133,280 SF
Lot
0.32 ac (13,983 SF)
Zoning code
CBD
APN
00500-92-01-38750
UPID
US69-0119765
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
-
Insurance Crew LLC Insurance Agency
-
Mayo 420 Apartments Apartment Building
-
JD Printmaking Print Shop Artist
-
.460 Rowland Gun Shop Ammunition Supplier
-
Randy Self Storage Unit Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.41M
Owner & transaction history
Mayo 420 LLC · 17 yrs held
Mayo 420 LLC
since 2008
7 recorded transactions
Zoning & alternative use
CBD · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$13,625,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,330,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$10,795,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$7,755,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$9.41M
Range $8.46M – $10.35M · ±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
$71 / 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
$97,584
Tax year 2023
Assessed value
$726,886
Assessed 2023
Previous assessed
$692,272
+5.0% YoY
Effective rate
13.42%
On assessed value
Assessed land
$14,622
Assessed improvement
$712,264
Land market value
$420,000
Improvement market value
$20,459,557
Total market value
$20,879,557
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1915
Construction
STEEL FRAME
Heating
ZONE
Cooling
YES
Stories
10
Units
67
Total area
133,280 SF
Lot
0.32 ac (13,983 SF)
Zoning code
CBD
APN
00500-92-01-38750
UPID
US69-0119765
Jurisdiction
TULSA
Zoning & alternative use
CBD · Tulsa, OK
Zoning CBD · permitted uses
CBD · 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
RESTAURANT
Est. value
$13.6M
AUTO REPAIR, GARAGE
Est. value
$12.3M
RETAIL STORES
Est. value
$10.8M
MEDICAL BUILDING
Est. value
$7.8M
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL 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
1915
Construction
STEEL FRAME
Heating
ZONE
Cooling
Yes
Stories
10
Units
67
Lot
0.32 ac
Current owner
From public records · entity-resolved
Mayo 420 LLC
Entity
Free & Clear · 17 yrs held
Mailing address
5801 BROADWAY EXT STE #120, OKLAHOMA CITY, OK 73118-7491
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2020
—
Mayo 420 LLC
—
Deed
related
$12,350,000 · Merchants Cap Corp
Dec 31, 2018
—
Mayo 420 LLC
—
Deed
related
$781,315 · Banc Of America Cmnty Dev
Jul 26, 2012
—
Mayo 420 LLC
—
Trustees Deed
related
$9,170,200 · Oppenheimer Multifam Hsng&heal
Feb 26, 2010
—
Mayo 420 LLC
—
Trustees Deed
related
$5,525,000 · Bank Of Oklahoma
Sep 4, 2008
$1,300,000
Mayo 420 LLC
2600 Avenue G
Grant Deed
—
Apr 3, 2001
$567,000
William T Doogan
Donnelly,f J & Pamela J
Grant Deed
—
—
—
Mayo 420 LLC
—
Loan Modification
related
$781,315 · Banc Of America Cmnty Dev
—
—
Mayo 420 LLC
—
Deed Of Trust
related
$5,525,000 · Bank Of Oklahoma
—
—
Mayo 420 LLC
—
Deed Of Trust
related
$3,000,000 · Tulsa Development Authority
—
—
Mayo 420 LLC
—
Deed Of Trust
related
$3,000,000 · National Tr Cmnty Inv Fund III
—
—
Mayo 420 LLC
—
Deed Of Trust
related
$12,350,000 · Merchants Cap Corp
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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