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Property profile & analytics
OFF-MARKET
Estimated value
$2,090,000
Office buildings
608 3rd St Tulsa, OK 74120-2408
Entity Owned
9-yr Hold
Free & Clear
Property ID
US69-2285480
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
26,884 SF
Lot
0.68 ac (29,490 SF)
Zoning code
CBD
APN
00500-92-01-36370
UPID
US69-2285480
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
-
Midtown Printing Inc Marketing & Advertising Printing Service
-
Mega Printing Services Inc Marketing & Advertising Printing Service
-
Giles Printing Co (Bike/Boat/Book/etc) Store Printing Service
-
McNellie's Group Corporate Office
-
W Design, LLC Interior Design Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.99M
Blend (final)
Blend
$2.09M
Owner & transaction history
Mcnellies Brick & Mortar LLC · 9 yrs held
Mcnellies Brick & Mortar LLC
since 2016
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
OFFICE BUILDING
$3,185,000
Current use
RETAIL STORES
$2,925,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$2.09M
Range $1.88M – $2.30M · ±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
$78 / 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
$15,392
Tax year 2023
Assessed value
$114,653
Assessed 2023
Previous assessed
$114,653
+0.0% YoY
Effective rate
13.42%
On assessed value
Assessed land
$40,524
Assessed improvement
$74,129
Land market value
$368,400
Improvement market value
$673,900
Total market value
$1,042,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ZONE
Cooling
YES
Stories
2
Total area
26,884 SF
Lot
0.68 ac (29,490 SF)
Zoning code
CBD
APN
00500-92-01-36370
UPID
US69-2285480
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
OFFICE BUILDING Current
Est. value
$3.2M
RETAIL STORES
Est. value
$2.9M
OFFICE BUILDING Current
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
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ZONE
Cooling
Yes
Stories
2
Lot
0.68 ac
Current owner
From public records · entity-resolved
Mcnellies Brick & Mortar LLC
Entity
Free & Clear · 9 yrs held
Mailing address
PO BOX 2280, TULSA, OK 74101-2280
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2020
—
Mcnellies Brick & Mortar LLC
—
Deed Of Trust
related
$204,069 · Prosperity Bk
Jun 12, 2019
—
Mcnellies Brick & Mortar LLC
—
Correction Deed
related
$6,008,000 · Prosperity Bk
Jun 6, 2017
—
Mcnellies Brick & Mortar LLC
—
Deed
related
$500,000 · Grand Bank
Aug 12, 2016
—
Mcnellies Brick & Mortar LLC
Mcnellies Group LLC
Quit Claim Deed
related
—
Nov 27, 2013
$918,000
Mcnellies Group LLC
Argo Properties LLC
Warranty Deed
$780,300 · F&m Bk/md
Jun 5, 2008
$595,000
Argo Properties LLC
Pittman Family Trust
Warranty Deed
$400,000 · Bancfirst
—
—
Mcnellies Group LLC
—
Loan Modification
related
$780,300 · Prosperity Bk
—
—
Mcnellies Group LLC
—
Deed Of Trust
related
$2,240,000 · Grand Bk
—
—
Pittman Armon A Trust
—
Deed Of Trust
related
$100,000 · Bank Of Oklahoma
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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