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Property profile & analytics
OFF-MARKET
Estimated value
$2,860,000
Flex space
8635 21st St Sand Springs, OK 74063-8529
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US69-0226543
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1963
Construction
STEEL FRAME
Total area
111,780 SF
Lot
7.35 ac (320,210 SF)
Zoning code
IM
APN
99112-91-12-40660
UPID
US69-0226543
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
$2.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.76M
Blend (final)
Blend
$2.86M
Owner & transaction history
Tulsa Industrial Holding LLC · 2 yrs held
Tulsa Industrial Holding LLC
since 2024
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
IM · Sand Springs, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,860,000
ML approach
$2,860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.86M
Range $2.57M – $3.15M · ±10% · vs last sale $2.86M (Mar 18 2024)
Last sale anchor
$2.86M
Mar 18 2024
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
$26 / 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
$68,425
Tax year 2023
Assessed value
$556,347
Assessed 2023
Previous assessed
$556,347
+0.0% YoY
Effective rate
12.30%
On assessed value
Assessed land
$17,611
Assessed improvement
$538,736
Land market value
$160,100
Improvement market value
$4,897,600
Total market value
$5,057,700
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1963
Construction
STEEL FRAME
Heating
RADIANT
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
111,780 SF
Lot
7.35 ac (320,210 SF)
Zoning code
IM
APN
99112-91-12-40660
UPID
US69-0226543
Jurisdiction
TULSA
Zoning & alternative use
IM · Sand Springs, OK
Zoning IM · permitted uses
IM · 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.
Building & site characteristics
From public records
Year built
1963
Construction
STEEL FRAME
Heating
RADIANT
Cooling
Yes
Stories
1
Buildings
2
Lot
7.35 ac
Current owner
From public records · entity-resolved
Tulsa Industrial Holding LLC
Entity
Mailing address
5910 N CENTRAL EXPY STE #1600, DALLAS, TX 75206-5173
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2024
—
Tulsa Industrial Holding LLC
Sand Springs Capital Partners LLC
Sheriffs Deed
related
—
May 19, 2023
—
Revere Tactical Opportunities Reit
Revere Tactical Opportunities Trs L
Correction Deed
related
—
Oct 4, 2021
—
Sand Springs Capital Partners LLC
—
Deed
related
$3,960,000 · Revere Tactical Opportunites Trs LLC
Jun 21, 2021
—
Dunharn Realty Group LLC
—
Deed
related
$1,044,657 · Mabrey Bank
Dec 19, 2016
—
Carl A Mondeel
—
Deed
related
$1,750,000 · Arvest Bank
Sep 27, 2016
—
Mondeel,carle A Trust
Mondeel,carl A & Laura A
Quit Claim Deed
related
—
Mar 27, 2007
$2,857,500
Carl A Mondeel
Fariss Properties INC
Warranty Deed
$2,143,125 · Bmc Capital LP
—
—
Buildings Advantage
—
Deed Of Trust
related
$1,135,000 · John E & Jennifer H Fariss
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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