41-Door Multifamily
For Sale
$400,000
112 S 10th Street, Muskogee, OK 74401
Commercial, Muskogee, OK
Property Size4,218 SF
Lot Size0.16 Acres
Price / SF$94.83
Days on Market33
Property Features for 112 S 10th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Subdivision
Muskogee OT
Elementary school district
Muskogee - Sch Dist (K5)
Middle school district
Muskogee - Sch Dist (K5)
High school district
Muskogee - Sch Dist (K5)
Directions
US-75 S to Beggs. Take the US-75ALT/OK-16 exit from US-75 S, Follow OK-16 E to S 10th St in Muskogee
Standard status
Active
APN
510001926
Size
4,218 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
W100 S150 LOT 3 BLOCK 168, Muskogee OT
Tax Annual Amount
815
Legal Description
W100 S150 LOT 3 BLOCK 168, Muskogee OT
Utilities
Heating system
Radiant
Cooling system
Ductless
Building Details
Year built
1950
Building materials
Frame
Listing Agency:
Keller Williams Advantage · Keller Williams Realty
(918) 291-2425
Listed By:
Alicia Swartz · License #171997
(918) 429-9890
Added: Jul 31
Changed: Aug 19
Last Checked: Sep 1 at 2:06PM
MLS# 2628304
Copyright © 2026 MLS Technology, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily portfolio comprises approximately 41 rental doors across multiple properties, including one asset that combines commercial and residential components. The properties are being offered as a package, with individual listings also available. The identified property at 112 S 10th Street includes 4,218 square feet on 0.155 acres and was built in 1950 with frame construction, radiant heat, and ductless cooling.
The property is located in Muskogee, Oklahoma, and carries C zoning. Showings and inspections are available by appointment following an accepted offer and/or proof of funds, as determined by the seller. Tenant contact is restricted during the offering process.
The property is located in Muskogee, Oklahoma, and carries C zoning. Showings and inspections are available by appointment following an accepted offer and/or proof of funds, as determined by the seller. Tenant contact is restricted during the offering process.
Key Highlights
- Approximately 41 rental doors across multiple properties
- One portfolio asset includes both commercial and residential components
- Package sale preferred; properties are also listed individually
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$34,166
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.54%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$683,320
$683.3K
Cap Rate 7%
$488,086
$488.1K
Cap Rate 9%
$379,622
$379.6K
Market Conditions
NOI Build-Up for 4,218 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$60.7K $14.40/SF
− Vacancy
−$6.1K −$1.44/SF
EGI
$54.7K $12.96/SF
− OpEx
−$20.5K −$4.86/SF
NOI
$34.2K $8.10/SF
Area
Muskogee County, OK
Vacancy
10.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$683,320
Cap Rate 7%
$488,086
Cap Rate 9%
$379,622
Alternative Uses
Best Use
Mixed Use
$488.1K
$427.1K – $569.4K
NOI $34,166 @ 7.0% cap · market cap 8.54%
Second Best
Apartment 5plus
$359.5K
$314.6K – $419.5K
NOI $25,167 @ 7.0% cap · market cap 6.29%
Theoretical Best
Office A
$882.9K
$772.5K – $1.03M
NOI $61,801 @ 7.0% cap · market cap 15.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
728
Businesses Nearby
Explore this area
Business Placement
Demographics for 74401, OK
16,181
Population
7,818
Households
2.1
Avg Household Size
40
Median Age
16%
College-Educated
85%
High-School Grad
110.9 sq mi
ZIP Area
146
Density / Sq Mi
$39,767
Median Household Income
$32,700
Median Earnings
$827
Median Rent
$122,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Multi-property offering includes residential rentals and one mixed-use asset with commercial and residential components.
Where is this multifamily property located?
The property is located at 112 S 10th Street Muskogee, OK.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Approximately 41 rental doors across multiple properties; One portfolio asset includes both commercial and residential components; Package sale preferred; properties are also listed individually
