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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Warehouses
8138 44th St, Tulsa, OK 74145-4831
Entity Owned
~
Est. High Equity
Property ID
US69-0149879
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1970
Construction
STEEL FRAME
Total area
7,500 SF
Lot
0.62 ac (27,007 SF)
Zoning code
IL
APN
27125-93-25-00280
UPID
US69-0149879
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
$495k
CAP Approach
CAP
$675k
Comparable Approach
Comparable
$578k
Blend (final)
Blend
$550k
Owner & transaction history
Sturnas Management LLC
Sturnas Management LLC
since 2025
Last sale
$575,000
6 recorded transactions
Zoning & alternative use
IL · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$890,000
+106.1%
Retail stores
$815,000
+89.3%
Neighborhood: shopping center
$540,000
+25.5%
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
$525,000
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
$730,000
6.5%
$675,000
7%
$625,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$430,000
Current use
OFFICE BUILDING
$890,000
Change: +106% · Conversion: Difficult
RETAIL STORES
$815,000
Change: +89% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$540,000
Change: +26% · Conversion: Moderate
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $575k (Aug 6 2025)
Last sale anchor
$575k
Aug 6 2025
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
$73 / 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
$7,384
Tax year 2023
Assessed value
$55,000
Assessed 2023
Previous assessed
$39,475
+39.3% YoY
Effective rate
13.43%
On assessed value
Assessed land
$14,850
Assessed improvement
$40,150
Land market value
$135,000
Improvement market value
$365,000
Total market value
$500,000
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
1970
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
AC.PACKAGE
Stories
1
Total area
7,500 SF
Lot
0.62 ac (27,007 SF)
Zoning code
IL
APN
27125-93-25-00280
UPID
US69-0149879
Jurisdiction
TULSA
Zoning & alternative use
IL · Tulsa, OK
Zoning IL · permitted uses
IL · 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
WAREHOUSE, STORAGE Current
Est. value
$430,000
OFFICE BUILDING
Est. value
$890,000
RETAIL STORES
Est. value
$815,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$540,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
RETAIL STORES
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
1970
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.62 ac
Current owner
From public records · entity-resolved
Sturnas Management LLC
Entity
Mailing address
8101 4TH RD, LITTLE ROCK, AR 72209-5567
Ownership since
2025
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
Feb 17, 2026
—
Sturnas Management LLC
—
Deed
related
$35,000 · Central Trust Bank
Nov 6, 2025
$575,000
Sturnas Management LLC
Super Properties III LLC
Warranty Deed
$494,772 · Central Trust Bank
Apr 1, 2022
$500,000
Super Properties III LLC
Smh Ventures LLC
Special Warranty Deed
$425,000 · Comerica Bank
Jan 8, 1999
$100,000
Kenneth D Tinsley
Crain,noel L
Grant Deed
$140,000 · Citizens Bank Tulsa
—
—
Kenneth D Tinsley
—
Deed Of Trust
related
$500,000 · Arvest Bank
—
—
Smh Ventures LLC
—
Deed Of Trust
related
$248,000 · 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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