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Property profile & analytics
OFF-MARKET
Estimated value
$1,915,000
Car washes
8027 Memorial Dr Tulsa, OK 74133-3663
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US69-0445787
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,484 SF
Lot
1.28 ac (55,539 SF)
Zoning code
CS
APN
74715-83-12-14900
UPID
US69-0445787
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
-
Crystal Clean Car Wash Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.92M
Owner & transaction history
Pinnacle Park LLC · 3 yrs held
Pinnacle Park LLC
since 2023
Last sale
$1.9M
6 recorded transactions
Zoning & alternative use
CS · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+185.4%
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
$1,895,000
ML approach
$1,955,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,145,000
Change: +185% · Conversion: Difficult
Blend value · Realmo final
$1.92M
Range $1.72M – $2.11M · ±10% · vs last sale $1.90M (Mar 13 2023)
Last sale anchor
$1.90M
Mar 13 2023
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
$349 / 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
$13,797
Tax year 2023
Assessed value
$102,135
Assessed 2023
Previous assessed
$102,135
+0.0% YoY
Effective rate
13.51%
On assessed value
Assessed land
$79,387
Assessed improvement
$22,748
Land market value
$721,700
Improvement market value
$206,800
Total market value
$928,500
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Total area
5,484 SF
Lot
1.28 ac (55,539 SF)
Zoning code
CS
APN
74715-83-12-14900
UPID
US69-0445787
Jurisdiction
TULSA
Zoning & alternative use
CS · Tulsa, OK
Zoning CS · permitted uses
CS · 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
RESTAURANT
Est. value
$2.1M
RESTAURANT
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.28 ac
Current owner
From public records · entity-resolved
Pinnacle Park LLC
Entity
Mailing address
9900 FOXBORO RD, FORT SMITH, AR 72903-1324
Ownership since
2023
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
Mar 13, 2023
$1,900,000
Pinnacle Park LLC
Wash Me Holdings LLC
Warranty Deed
$1,100,000 · First Security Bank
Oct 26, 2022
—
Wash Me Holdings LLC
—
Deed
related
$503,210 · Exchange Bank & Trust Co
Oct 7, 2019
$1,150,000
Wash Me Holdings LLC
Kass LLC
Warranty Deed
related
—
Oct 5, 2017
$1,000,000
Kass LLC
Bruin 38 LLC
Warranty Deed
$850,000 · Grand Bank
Feb 8, 2016
$910,000
Bruin 38 LLC
Crystal Clean Car Wash LLC
Warranty Deed
$800,000 · Grand Bk
—
—
Crystal Clean Car Wash LLC
—
Deed Of Trust
related
$596,353 · Arkansas Valley State 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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