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Property profile & analytics
OFF-MARKET
Estimated value
$940,000
Office buildings
9490 Ridgeway St, Tulsa, OK 74131-6200
Individually Owned
5-yr Hold
Free & Clear
Property ID
US69-0504124
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Total area
10,950 SF
APN
3244-00-002-000-0-060-00
UPID
US69-0504124
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
$925k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$915k
Blend (final)
Blend
$940k
Owner & transaction history
Industrial Developers Of Oaklahoma · 5 yrs held
Industrial Developers Of Oaklahoma
since 2021
Last sale
$962,500
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+15.8%
Commercial (general)
$1.5M
+14.7%
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
$755,000
ML approach
$925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,295,000
Current use
AUTO REPAIR, GARAGE
$1,500,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,490,000
Change: +15% · Conversion: Easy
RETAIL STORES
$1,190,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$940k
Range $846k – $1.03M · ±10% · vs last sale $963k (May 25 2021)
Last sale anchor
$963k
May 25 2021
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
$86 / 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
$31,819
Tax year 2023
Assessed value
$317,211
Assessed 2023
Previous assessed
$317,211
+0.0% YoY
Effective rate
10.03%
On assessed value
Assessed land
$20,496
Assessed improvement
$296,715
Land market value
$170,797
Improvement market value
$2,472,623
Total market value
$2,643,420
Applied tax rate
12.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2001
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
10,950 SF
APN
3244-00-002-000-0-060-00
UPID
US69-0504124
Jurisdiction
CREEK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.5M
RETAIL STORES
Est. value
$1.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2001
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Current owner
From public records · entity-resolved
Industrial Developers Of Oaklahoma
Individual
Free & Clear · 5 yrs held
Mailing address
FALL CRK LLC, TULSA, OK 74120
Ownership since
2021
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
Jun 4, 2021
—
485 Fall Creek LLC
—
Deed
related
$246,040 · Bancfirst
May 25, 2021
$962,500
Industrial Developers Of Oaklahoma
Sdt LLC
Special Warranty Deed
—
Jun 26, 2014
$874,000
Csbg LLC
Miller,raymond A JR & Christine R
Grant Deed
—
Jun 26, 2014
—
Sdt LLC
Southcor Developers LLC
Grant Deed
related
—
Apr 4, 2008
—
Southcor Developers LLC
Tiger Real Estate Investments LLC
Warranty Deed
$280,000 · 1st Bank Oklahoma
Feb 26, 2002
—
Tiger Real Estates Investments
—
Deed Of Trust
related
$2,130,000 · Premier Bank
—
—
Southcor Developers LLC
—
Deed Of Trust
related
$2,401,973 · Bancfirst
—
—
485 Fall Creek LLC
—
Loan Modification
related
$2,307,000 · Bancfirst
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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