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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Strip malls
4401 Macarthur Blvd Warr Acres, OK 73122-5033
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US69-2289874
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,900 SF
Lot
0.85 ac (36,982 SF)
APN
18-876-0100
UPID
US69-2289874
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
$995k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$1.00M
Owner & transaction history
Buddy Bhai LLC · 6 yrs held
Buddy Bhai LLC
since 2020
Last sale
$975,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+37.7%
Auto repair, garage
$1.0M
+31.2%
Commercial (general)
$975,000
+24.8%
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 Warr Acres submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warr Acres 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
$1,050,000
ML approach
$995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$780,000
Current use
MEDICAL BUILDING
$1,075,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,025,000
Change: +31% · Conversion: Difficult
COMMERCIAL (GENERAL)
$975,000
Change: +25% · Conversion: Easy
OFFICE BUILDING
$885,000
Change: +13% · Conversion: Moderate
RETAIL STORES
$850,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±10% · vs last sale $975k (Jun 1 2020)
Last sale anchor
$975k
Jun 1 2020
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
$145 / 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
$12,603
Tax year 2023
Assessed value
$106,954
Assessed 2023
Previous assessed
$106,954
+0.0% YoY
Effective rate
11.78%
On assessed value
Assessed land
$17,287
Assessed improvement
$89,667
Land market value
$157,157
Improvement market value
$815,161
Total market value
$972,318
Applied tax rate
601.0000
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
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
AC.PACKAGE
Stories
1
Units
5
Total area
6,900 SF
Lot
0.85 ac (36,982 SF)
APN
18-876-0100
UPID
US69-2289874
Jurisdiction
OKLAHOMA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$780,000
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$975,000
OFFICE BUILDING
Est. value
$885,000
RETAIL STORES
Est. value
$850,000
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Units
5
Lot
0.85 ac
Current owner
From public records · entity-resolved
Buddy Bhai LLC
Entity
Mailing address
PO BOX 8217, EDMOND, OK 73083-8217
Ownership since
2020
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 11, 2025
—
Buddy Bhai LLC
—
Deed
related
$1,436,547 · First Bank & Trust Co
Jul 8, 2021
—
Buddy Bhai LLC
—
Deed
related
$1,354,400 · First Bank & Trust Co
Jun 1, 2020
$975,000
Buddy Bhai LLC
Mebs Development Co LLC
Warranty Deed
$775,000 · First Bank & Trust Co
Oct 18, 2018
—
Mebs Dev Co LLC
—
Deed
related
—
Nov 1, 2013
—
Mebs Dev Co LLC
—
Trustees Deed
related
$250,000 · Stillwater Nat'l Bank & Trust
May 18, 2009
$126,000
Mebs Dev Co LLC
Quail Creek Bank NA
Warranty Deed
$483,938 · First Enterprise Bank
Jan 22, 2009
$140,108
Quail Creek Bank NA
Sheriff Of Oklahoma County
Trustees Deed
related
—
Jun 8, 2005
$146,603
Satpro Communications INC
Philipose,alvin J & Preethi
Warranty Deed
$141,603 · Quail Creek Bank
Feb 5, 2002
$180,000
Alvin J Philipose
Municipal Employees FCU
Grant Deed
$179,500 · Municipal Employees FCU
—
—
Mebs Dev Co LLC
—
Loan Modification
related
—
—
—
Mebs Dev Co LLC
—
Deed Of Trust
related
$270,000 · Valliance Bk
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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