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Property profile & analytics
OFF-MARKET
Estimated value
$2,690,000
Community centers
9108 Sheridan Rd Tulsa, OK 74133
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US69-0698635
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
28,882 SF
Lot
2.32 ac (101,016 SF)
Zoning code
CS
APN
73955-83-22-25530
UPID
US69-0698635
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.72M
Blend (final)
Blend
$2.69M
Owner & transaction history
Waterford At Sheridan LLC · 9 yrs held
Waterford At Sheridan LLC
since 2017
5 recorded transactions
Zoning & alternative use
CS · Tulsa, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.0M
+90.1%
Commercial (general)
$3.9M
+88.4%
Office building
$3.9M
+87.6%
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
NEIGHBORHOOD: SHOPPING CENTER
$2,085,000
Current use
AUTO REPAIR, GARAGE
$3,960,000
Change: +90% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,925,000
Change: +88% · Conversion: Easy
OFFICE BUILDING
$3,905,000
Change: +88% · Conversion: Moderate
RETAIL STORES
$3,140,000
Change: +51% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,860,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.69M
Range $2.42M – $2.96M · ±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
$93 / 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
$83,496
Tax year 2023
Assessed value
$605,000
Assessed 2023
Previous assessed
$605,000
+0.0% YoY
Effective rate
13.80%
On assessed value
Assessed land
$154,671
Assessed improvement
$450,329
Land market value
$1,406,100
Improvement market value
$4,093,900
Total market value
$5,500,000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
28,882 SF
Lot
2.32 ac (101,016 SF)
Zoning code
CS
APN
73955-83-22-25530
UPID
US69-0698635
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$4.0M
COMMERCIAL (GENERAL)
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.9M
RETAIL STORES
Est. value
$3.1M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
2.32 ac
Current owner
From public records · entity-resolved
Waterford At Sheridan LLC
Entity
Mailing address
48 E 16TH ST, TULSA, OK 74119-4432
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Apr 27, 2020
—
Waterford At Sheridan LLC
—
Deed
related
—
Jan 27, 2020
—
Waterford At Sheridan LLC
—
Deed
related
$6,290,000 · Spiritbank
Apr 3, 2017
—
Waterford At Sheridan LLC
Tf Waterford LLC
Warranty Deed
$4,925,000 · Valley National Bank
Jun 22, 2007
$6,250,000
Tf Waterford LLC
Waterford Development LLC
Warranty Deed
$4,826,000 · Morgan Stanley Mortgage Capital Hol
—
—
Waterford At Sheridan LLC
—
Loan Modification
related
—
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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