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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Warehouses
812 8th St Broken Arrow, OK 74012-5541
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US69-2304814
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Construction
STEEL FRAME
Total area
8,400 SF
Lot
0.83 ac (36,024 SF)
Zoning code
IL
APN
80370-84-14-11170
UPID
US69-2304814
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
-
Complete Lawn Care Landscaping
-
Christmas Decor by Complete Lawn Maintenance Landscaping
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$594k
Blend (final)
Blend
$535k
Owner & transaction history
Toman Properties LLC · 2 yrs held
Toman Properties LLC
since 2024
7 recorded transactions
Zoning & alternative use
IL · Broken Arrow, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$600,000
+6.1%
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 Broken Arrow submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Broken Arrow 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
WAREHOUSE, STORAGE
$570,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$600,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$64 / 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
$6,110
Tax year 2023
Assessed value
$46,750
Assessed 2023
Previous assessed
$46,750
+0.0% YoY
Effective rate
13.07%
On assessed value
Assessed land
$11,891
Assessed improvement
$34,859
Land market value
$108,100
Improvement market value
$316,900
Total market value
$425,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
8,400 SF
Lot
0.83 ac (36,024 SF)
Zoning code
IL
APN
80370-84-14-11170
UPID
US69-2304814
Jurisdiction
TULSA
Zoning & alternative use
IL · Broken Arrow, OK
Zoning IL · permitted uses
IL · Broken Arrow, OK
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Broken Arrow. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$570,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$600,000
WAREHOUSE, STORAGE 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
1984
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Toman Properties LLC
Entity
Mailing address
PO BOX 33539, TULSA, OK 74153-3539
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2024
—
Toman Properties LLC
812 S 8th St LLC
Warranty Deed
—
Apr 22, 2020
$425,000
812 S 8th St LLC
Gregory Cupples
Warranty Deed
$416,000 · Bancfirst
Apr 20, 2017
—
Gregory Cupples
—
Deed
related
—
Sep 22, 2016
—
Gregory Cupples
—
Trustees Deed
related
$70,000 · Mabrey Bk
Nov 25, 2008
$350,000
Gregory Cupples
Big Fish Holding INC
Warranty Deed
—
Mar 25, 2004
$193,000
Big Fish Holdings INC
Winkle,chris D & Ashlee
Grant Deed
related
$198,000 · Rcb Bank
Sep 6, 2000
—
Chris D Winkle
Winkle,donavin B
Quit Claim Deed
related
$75,000 · Arkansas Valley State Bank
—
—
Chris D Winkle
—
Deed Of Trust
related
$25,288 · Arkansas Valley State Bank
—
—
Gregory Cupples
—
Deed Of Trust
related
$252,832 · Arvest Bank
—
—
Cupples,gregory
—
Deed Of Trust
related
$226,088 · Citizens Sec Bk
—
—
Gregory Cupples
—
Loan Modification
related
—
—
—
Chris D Winkle
—
Deed Of Trust
related
$196,302 · 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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