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Property profile & analytics
OFF-MARKET
Estimated value
$1,840,000
Retail space
Shawnee Fort Gibson, OK 74434
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US69-0491577
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Total area
20,590 SF
Lot
0.99 ac (43,255 SF)
Zoning code
F
APN
4995-15-001-001-4-001-59
UPID
US69-0491577
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
$1.58M
Blend (final)
Blend
$1.84M
Owner & transaction history
Xtreme Rv Resort LLC
Xtreme Rv Resort LLC
since 2026
3 recorded transactions
Zoning & alternative use
F · Fort Gibson, OK
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.8M
+64.4%
Medical building
$2.4M
+41.8%
Commercial (general)
$2.1M
+22.1%
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 Fort Gibson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Gibson 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
RETAIL STORES
$1,680,000
Current use
OFFICE BUILDING
$2,755,000
Change: +64% · Conversion: Easy
MEDICAL BUILDING
$2,380,000
Change: +42% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,050,000
Change: +22% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,920,000
Change: +14% · Conversion: Difficult
RESTAURANT
$1,560,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$1.84M
Range $1.66M – $2.02M · ±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
$89 / 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
$10,370
Tax year 2023
Assessed value
$101,280
Assessed 2023
Previous assessed
$101,280
+0.0% YoY
Effective rate
10.24%
On assessed value
Assessed land
$11,898
Assessed improvement
$89,382
Land market value
$108,160
Improvement market value
$812,563
Total market value
$920,723
Applied tax rate
32.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2009
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Bathrooms
2
Total area
20,590 SF
Lot
0.99 ac (43,255 SF)
Zoning code
F
APN
4995-15-001-001-4-001-59
UPID
US69-0491577
Jurisdiction
MUSKOGEE
Zoning & alternative use
F · Fort Gibson, OKZoning F · permitted uses
F · Fort Gibson, OK
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
RETAIL STORES Current
Est. value
$1.7M
OFFICE BUILDING
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RESTAURANT
Est. value
$1.6M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
2009
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.99 ac
Current owner
From public records · entity-resolved
Xtreme Rv Resort LLC
Entity
Mailing address
109 INNOVATION CT STE J, DELAWARE, OH 43015-7759
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2026
—
Xtreme Rv Resort LLC
Old Guys Rule LLC
Deed
related
$2,000,000 · The Bank
Dec 11, 2025
$1,717,000
Xtreme Rv Resort LLC
Old Guys Rule LLC
Warranty Deed
—
Aug 24, 2022
—
Old Guys Rule LLC
—
Deed
related
$50,000 · Rcb Bank
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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