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Property profile & analytics
OFF-MARKET
Estimated value
$1,915,000
Flex space
5110 Mingo Rd, Tulsa, OK 74117-4901
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US69-0610198
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2018
Construction
STEEL FRAME
Total area
36,000 SF
Lot
4.01 ac (174,458 SF)
Zoning code
IM
APN
52210-03-12-07800
UPID
US69-0610198
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
-
QAI Laboratories, Inc Certification Agency Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.86M
CAP Approach
CAP
$2.67M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.92M
Owner & transaction history
Qai Holdings LLC · 4 yrs held
Qai Holdings LLC
since 2022
Last sale
$1.9M
3 recorded transactions
Zoning & alternative use
IM · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.6M
+12.0%
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
$2,005,000
ML approach
$1,860,000
CAP Approach
CAP Return
Estimation
6%
$2,885,000
6.5%
$2,665,000
7%
$2,470,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,320,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,595,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$1.92M
Range $1.72M – $2.11M · ±10% · vs last sale $1.90M (Mar 16 2022)
Last sale anchor
$1.90M
Mar 16 2022
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
$53 / 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
$28,058
Tax year 2023
Assessed value
$209,000
Assessed 2023
Previous assessed
$228,055
-8.4% YoY
Effective rate
13.42%
On assessed value
Assessed land
$19,195
Assessed improvement
$189,805
Land market value
$174,500
Improvement market value
$1,725,500
Total market value
$1,900,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2018
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Total area
36,000 SF
Lot
4.01 ac (174,458 SF)
Zoning code
IM
APN
52210-03-12-07800
UPID
US69-0610198
Jurisdiction
TULSA
Zoning & alternative use
IM · Tulsa, OK
Zoning IM · permitted uses
IM · 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
INDUSTRIAL (GENERAL) Current
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
2018
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Lot
4.01 ac
Current owner
From public records · entity-resolved
Qai Holdings LLC
Entity
Mailing address
5110 N MINGO RD, TULSA, OK 74117-4901
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Mar 16, 2022
$1,900,000
Qai Holdings LLC
North Mingo LLC
Warranty Deed
$1,425,000 · Roynat INC
Feb 23, 2007
—
North Mingo LLC
Miller,ronnie T
Quit Claim Deed
related
—
—
—
Ronnie T Miller
—
Deed Of Trust
related
$250,000 · Midfirst Bank State Savings 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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