Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$14,030,000
Office buildings
427 Boston Ave Tulsa, OK 74103-4141
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US69-0730953
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1928
Construction
CONCRETE
Total area
204,735 SF
Lot
0.32 ac (13,983 SF)
Zoning code
CBD
APN
00500-92-01-38870
UPID
US69-0730953
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
-
Balancing Act Accounting LLC Accounting Firm Tax Preparation
-
Hensley and Associates, PLLC Law Firm Child Welfare Organization
-
tekHouse (Bike/Boat/Book/etc) Store Corporate Office
-
ExecuTime Software (Bike/Boat/Book/etc) Store Corporate Office
-
Zealcon (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.17M
Blend (final)
Blend
$14.03M
Owner & transaction history
The Philtower LLC · 3 yrs held
The Philtower LLC
since 2023
3 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
RETAIL STORES
$22,265,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$14.03M
Range $12.63M – $15.43M · ±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
$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
$100,788
Tax year 2023
Assessed value
$750,750
Assessed 2023
Previous assessed
$715,000
+5.0% YoY
Effective rate
13.42%
On assessed value
Assessed land
$19,424
Assessed improvement
$731,326
Land market value
$420,000
Improvement market value
$15,813,400
Total market value
$16,233,400
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1928
Construction
CONCRETE
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
14
Total area
204,735 SF
Lot
0.32 ac (13,983 SF)
Zoning code
CBD
APN
00500-92-01-38870
UPID
US69-0730953
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
RETAIL STORES
Est. value
$22.3M
RETAIL STORES
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
1928
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
14
Lot
0.32 ac
Current owner
From public records · entity-resolved
The Philtower LLC
Entity
Mailing address
427 S BOSTON AVE STE #915, TULSA, OK 74103-4114
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2023
—
The Philtower LLC
—
Deed
related
$1,624,295 · Arvest Bank
Jan 23, 2020
—
The Philtower LLC
—
Deed
related
$500,000 · Arvest Bank
Nov 19, 2018
—
Philtower LLC
—
Grant Deed
related
$1,830,000 · Arvest Mtg
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 427 Boston Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
