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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Retail space
651 Charles Page Blvd Sand Springs, OK 74063-8505
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US69-0093196
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
WOOD FRAME
Total area
14,000 SF
Lot
1.85 ac (80,542 SF)
Zoning code
CS
APN
62210-91-12-43070
UPID
US69-0093196
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
$2.20M
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$2.02M
Owner & transaction history
Harbor Freight Tools USA INC · 5 yrs held
Harbor Freight Tools USA INC
since 2021
2 recorded transactions
Zoning & alternative use
CS · Sand Springs, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.6M
+69.8%
Auto repair, garage
$2.5M
+61.2%
Commercial (general)
$2.1M
+40.9%
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%
$2,375,000
6.5%
$2,195,000
7%
$2,035,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,525,000
Current use
MEDICAL BUILDING
$2,585,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,455,000
Change: +61% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,145,000
Change: +41% · Conversion: Easy
OFFICE BUILDING
$1,630,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±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
$144 / 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
$21,508
Tax year 2023
Assessed value
$174,878
Assessed 2023
Previous assessed
$173,045
+1.1% YoY
Effective rate
12.30%
On assessed value
Assessed land
$49,500
Assessed improvement
$125,378
Land market value
$450,000
Improvement market value
$1,139,800
Total market value
$1,589,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2001
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
14,000 SF
Lot
1.85 ac (80,542 SF)
Zoning code
CS
APN
62210-91-12-43070
UPID
US69-0093196
Jurisdiction
TULSA
Zoning & alternative use
CS · Sand Springs, OK
Zoning CS · permitted uses
CS · Sand Springs, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sand Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2001
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.85 ac
Current owner
From public records · entity-resolved
Harbor Freight Tools USA INC
Entity
Free & Clear · 5 yrs held
Mailing address
3515 E 31ST ST STE A, TULSA, OK 74135-1520
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2021
—
Harbor Freight Tools USA INC
Hsb Properties LLC
Lease
—
Apr 3, 2001
—
Hsb Properties LLC
—
Trustees Deed
related
$1,300,000 · Commerce Bank
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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