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Property profile & analytics
OFF-MARKET
Estimated value
$6,900,000
High-rise multifamily apartments
9 4th St, Tulsa, OK 74103-5103
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US69-0032923
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1919
Construction
CONCRETE
Total area
95,880 SF
Lot
0.29 ac (12,589 SF)
Zoning code
CBD
APN
00500-92-01-37230
UPID
US69-0032923
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
-
Robert Perry Photography (Bike/Boat/Book/etc) Store Photography Service
-
K.W. Douglas, LLC Accounting Firm Tax Preparation
-
Woodrum Clayton CPA Accounting Firm Tax Preparation
-
Northwestern Mutual Financial Advisor
-
The Reunion Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.90M
Owner & transaction history
Reunion Investments Ltd LLC · 7 yrs held
Reunion Investments Ltd LLC
since 2019
5 recorded transactions
Zoning & alternative use
CBD · Tulsa, 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 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
RESTAURANT
$9,800,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,870,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$7,765,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$5,575,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$6.90M
Range $6.21M – $7.59M · ±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
$72 / 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
$154,671
Tax year 2023
Assessed value
$1,152,113
Assessed 2023
Previous assessed
$1,097,250
+5.0% YoY
Effective rate
13.42%
On assessed value
Assessed land
$34,389
Assessed improvement
$1,117,724
Land market value
$378,000
Improvement market value
$12,286,000
Total market value
$12,664,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1919
Construction
CONCRETE
Heating
ZONE
Cooling
YES
Stories
10
Total area
95,880 SF
Lot
0.29 ac (12,589 SF)
Zoning code
CBD
APN
00500-92-01-37230
UPID
US69-0032923
Jurisdiction
TULSA
Zoning & alternative use
CBD · Tulsa, OK
Zoning CBD · permitted uses
CBD · 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
$9.8M
AUTO REPAIR, GARAGE
Est. value
$8.9M
RETAIL STORES
Est. value
$7.8M
MEDICAL BUILDING
Est. value
$5.6M
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
1919
Construction
CONCRETE
Heating
ZONE
Cooling
Yes
Stories
10
Lot
0.29 ac
Current owner
From public records · entity-resolved
Reunion Investments Ltd LLC
Entity
Mailing address
403 S CHEYENNE AVE APT #205, TULSA, OK 74103-3885
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2019
—
Reunion Investments Ltd LLC
—
Deed Of Trust
related
$10,770,000 · Crossfirst Bk
Mar 14, 2018
—
Reunion Investment Limited LLC
—
Deed
related
$3,160,000 · Blue Sky Bank
Jan 5, 2005
—
Reunion Investments Ltd LLC
—
Trustees Deed
related
$13,000 · Valley National Bank
—
—
Reunion Investments Ltd LLC
—
Deed Of Trust
related
$1,327,737 · Onb Bank & Trust Co
—
—
Reunion Investments Ltd LLC
—
Deed Of Trust
related
$300,391 · Onb Bank & Trust Co
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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