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    415 N Muskogee Avenue Tahlequah, OK 74464

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    For Sale
    $668,000

    COMMERCIAL - Tahlequah, OK

    Property size:
    4,875 SF
    Lot size:
    0.06 Acres
    Price / SF:
    $137/SF
    Added:
    Nov 5, 2025
    Days on Market:
    182
    Last Refresh:
    May 6 at 12:06 am

    Property Features for 415 N Muskogee Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C-1
    Security features
    Security System
    Interior features
    9' Ceiling Height, Display Window, Equipment Remarks, Internal Expansion Area, Security System-Owned, Smoke Detector
    Exterior features
    Dumpster, Sidewalk
    Standard status
    Active
    Size
    4,875 SF
    Lot size
    0.06 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Cherokee County, Tahlequah Lots @ S33.5' N73' LT 1 BLK 41
    Tax Annual Amount
    5431

    Utilities

    Utilities
    Cable Available
    Cooling system
    Central Air

    Building Details

    Year built
    1880
    Building materials
    Brick

    We can help!

    Listing Contact
    Susan Littlejohn
    Susan Littlejohn

    Listing agent Susan Littlejohn License #147313

    Listing office C21/Wright Real Estate 103 Mimosa Lane, Tahlequah, OK

    Listing date Nov 5, 2025

    MLS# 2546151

    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.

    Overview

    Downtown Tahlequah Mixed-Use Building

    Located in downtown Tahlequah, Oklahoma, this mixed-use building features a successful salon tenant with a 1-year lease. The property also includes two separate luxury apartments on the second floor, each with private entrances. The apartments feature some hardwood floors, custom cabinetry, high ceilings, and granite countertops. Upgrades have been made to the plumbing, lighting, electrical systems, roof, appliances, and fixtures. A street-side balcony faces Norris Park. The rear of the building includes a private covered deck with views of The Castle and Northeastern State University. The property is zoned C-1 and has a lot size of 0.059 acres. The building has a total size of 4875 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Remedy BLU LLC Hair Salon Beauty by Mandi Hair Salon

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tahlequah
    County
    Cherokee
    State
    Oklahoma
    Longitude
    -94.97256
    Latitude
    35.90952

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use building with retail and luxury apartments in downtown Tahlequah.
    Where is this mixed-use property located?
    The property is located at 415 N Muskogee Avenue Tahlequah, OK.
    What is the asking price?
    The asking price for this property is $668,000.
    What are key features of this property?
    This property features: Successful Salon tenant with a 1‑year lease provides immediate income.; Two luxury apartments with private entrances offer additional rental income potential.; Prime downtown Tahlequah location with views of Norris Park, The Castle, and Northeastern State University.
    (918) 456-5288
    We can help!
    Listing Contact
    Susan Littlejohn
    Susan Littlejohn
    Real Estate License ID: 147313
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    415 N Muskogee Avenue, Tahlequah, OK 74464
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