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Property profile & analytics
OFF-MARKET
Estimated value
$4,615,000
Strip malls
7820 101st St Tulsa, OK 74133-6910
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US69-0574198
Property summary
AI-generated overview
Memorial Crossing, located at 7820 E 101st St, Tulsa, OK 74133, offers a prime retail opportunity in a high-traffic area. This single-story building, constructed in 1995 and renovated in 2016, boasts a total of 71,188 square feet. Currently, 1,650 square feet of retail space is immediately available, representing a minimum divisible unit. The property enjoys a highly visible location at the southwest corner of 101st and Memorial in Tulsa County, benefiting from over 75,000 vehicles passing daily. This affluent trade area serves not only Tulsa, but also the surrounding communities of Jenks, Bixby, and Broken Arrow. The center features a strong tenant mix, including established national retailers such as HomeGoods, PetSmart, and Ulta, creating a synergistic environment for potential tenants. The property's address is easily accessible from major thoroughfares, ensuring high visibility and convenient access for customers. This space presents a unique opportunity for businesses seeking a well-established location within a thriving retail center.
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
51,219 SF
Lot
6.07 ac (264,366 SF)
Zoning code
PUD
APN
71340-83-26-17100
UPID
US69-0574198
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
-
Miller Swim School - Tulsa South Tutoring Service
-
Fancy Nails Tulsa Nail Salon
-
Q-Cuts Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.50M
Blend (final)
Blend
$4.62M
Owner & transaction history
Sfraid Mem Crossing Holding Ll · 6 yrs held
Sfraid Mem Crossing Holding Ll
since 2019
6 recorded transactions
Zoning & alternative use
PUD · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Auto repair, garage
$7.0M
+90.1%
Commercial (general)
$7.0M
+88.4%
Office building
$6.9M
+87.6%
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
NEIGHBORHOOD: SHOPPING CENTER
$3,695,000
Current use
AUTO REPAIR, GARAGE
$7,020,000
Change: +90% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,960,000
Change: +88% · Conversion: Easy
OFFICE BUILDING
$6,925,000
Change: +88% · Conversion: Moderate
RETAIL STORES
$5,570,000
Change: +51% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,295,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$4.62M
Range $4.15M – $5.08M · ±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
$90 / 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
$138,148
Tax year 2023
Assessed value
$1,001,000
Assessed 2023
Previous assessed
$1,001,000
+0.0% YoY
Effective rate
13.80%
On assessed value
Assessed land
$290,818
Assessed improvement
$710,182
Land market value
$2,643,800
Improvement market value
$6,456,200
Total market value
$9,100,000
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
AC.PACKAGE
Stories
1
Total area
51,219 SF
Lot
6.07 ac (264,366 SF)
Zoning code
PUD
APN
71340-83-26-17100
UPID
US69-0574198
Jurisdiction
TULSA
Zoning & alternative use
PUD · Tulsa, OKZoning PUD · permitted uses
PUD · Tulsa, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$7.0M
OFFICE BUILDING
Est. value
$6.9M
RETAIL STORES
Est. value
$5.6M
INDUSTRIAL (GENERAL)
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
6.07 ac
Current owner
From public records · entity-resolved
Sfraid Mem Crossing Holding Ll
Entity
Mailing address
521 E 2ND ST STE #701, TULSA, OK 74120-1857
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2019
$13,700,000
Sfraid Mem Crossing Holding Ll
Lg Memorial & 101st LLC
Trustees Deed
$9,235,000 · Crossfirst Bk
May 5, 2015
$3,500,000
Lg Memorial & 101st LLC
Rpcs INC
Grant Deed
$6,200,000 · Legacy Bk/tx
Nov 21, 2014
$4,550,000
Rpcs INC
Ealty Income Properties 4 LLC
Special Warranty Deed
$7,510,000 · Umb Bank NA
Oct 26, 2010
$4,550,000
Realty Income Properties 4 LLC
Abs Dfw Investor LLC
Grant Deed
—
Jul 20, 2006
—
Abs Dfw Investor LLC
Albertsons LLC
Warranty Deed
$1,689,279 · Greenwich Capital Financial Product
—
—
Lg Memorial & 101st LLC
—
Loan Modification
related
$11,630,000 · Legacy Bk/tx
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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