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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Strip malls
420 Wekiwa Rd Ste 400 Sand Springs, OK 74063-6759
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US69-0413046
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,040 SF
Lot
1.19 ac (51,793 SF)
Zoning code
CG
APN
61535-91-11-37010
UPID
US69-0413046
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.06M
Owner & transaction history
Cairnbrae Realty Cimarron LLC · 21 yrs held
Cairnbrae Realty Cimarron LLC
since 2005
1 recorded transaction
Zoning & alternative use
CG · Sand Springs, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
C. Purposes of the CG Commercial General District The CG District is designed to: 1. Accommodate existing development of mixed commercial uses which are well established, while providing a degree of protection to adjacent residential areas. 2. Accommodate the grouping of certain commercial and light industrial uses which are compatible with one another. D. P…
Zone name
Commercial General District
General category
COMMERCIAL
Zone area
688.34 ac
Source
SSZCCOVER 4-17-07
Top alternative use upside
Commercial (general)
$1.7M
+113.8%
Office building
$1.3M
+62.3%
Retail stores
$1.2M
+51.7%
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 Sand Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sand Springs 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
NEIGHBORHOOD: SHOPPING CENTER
$790,000
Current use
COMMERCIAL (GENERAL)
$1,695,000
Change: +114% · Conversion: Easy
OFFICE BUILDING
$1,285,000
Change: +62% · Conversion: Moderate
RETAIL STORES
$1,200,000
Change: +52% · Conversion: Easy
INDUSTRIAL (GENERAL)
$725,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±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
$96 / 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
$25,028
Tax year 2023
Assessed value
$203,500
Assessed 2023
Previous assessed
$203,500
+0.0% YoY
Effective rate
12.30%
On assessed value
Assessed land
$56,958
Assessed improvement
$146,542
Land market value
$517,800
Improvement market value
$1,332,200
Total market value
$1,850,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
11,040 SF
Lot
1.19 ac (51,793 SF)
Zoning code
CG
APN
61535-91-11-37010
UPID
US69-0413046
Jurisdiction
TULSA
Zoning & alternative use
CG · Sand Springs, OKZoning CG · permitted uses
CG · Sand Springs, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
C. Purposes of the CG Commercial General District The CG District is designed to: 1. Accommodate existing development of mixed commercial uses which are well established, while providing a degree of protection to adjacent residential areas. 2. Accommodate the grouping of certain commercial and light industrial uses which are compatible with one another. D. Purposes of the CBD Central Business District The purposes of the Central Business District are to: 1. Accommodate and encourage the most desirable and most productive use of land, with regard to the regulation of building height, floo r area or land coverage, within the central business area of the City as designated by the Comprehensive Plan. 2. Encourage a diversity of uses which mutually benefit from close proximity to, and from the available services of, the network of downtown bu siness and collector streets. 3. Preserve and promote the public and private investment in the existing central business area. E. Purpose of the CH Commercial High Intensity District The CH District is designed to accommodate high intensity commercial and related uses. 7-3 Zoning Code of the City of Sand Springs
Zone name
Commercial General District
General category
COMMERCIAL
Zone area
688.34 ac
Source
SSZCCOVER 4-17-07
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$790,000
COMMERCIAL (GENERAL)
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$725,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.19 ac
Current owner
From public records · entity-resolved
Cairnbrae Realty Cimarron LLC
Entity
Mailing address
2500 W 81ST ST, TULSA, OK 74132-2690
Ownership since
2005
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
Mar 11, 2005
$2,201,500
Cairnbrae Realty Cimarron LLC
Cimarron Plaza Dev LLC
Deed Of Trust
$1,000,000 · Union Central Life Insurance
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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