Corner Mixed-Use
For Sale
$315,000
1119 W Okmulgee, Muskogee, OK 74401
Office and retail configuration with C-1 zoning.
Property Size1,827 SF
Lot Size0.32 Acres
Price / SF$172.41
Days on Market23
Property Features for 1119 W Okmulgee
General Information
Standard status
Active
Size
1,827 SF
Lot size
0.32 Acres
Zoning
c-1
Additional Details
Corner Location
Yes
Building Details
Year Built
1960
Listing Agency:
RE/MAX & ASSOCIATES
(918) 441-3375
Listed By:
Betty J. Blackwell · License #143339
Source:
Cheathamrealty
Added: Aug 7
Changed: Aug 28
Last Checked: Aug 28 at 12:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX & ASSOCIATES
Investment Insights
Based on property information with market context.
This mixed-use property contains 1,827 square feet of office and retail space in a building constructed in 1960. The property is zoned C-1 and includes a 98-by-140-foot parcel with a parking lot.
Positioned at the corner of 12th and W Okmulgee, the property is located at 1119 W Okmulgee in Muskogee, Oklahoma. Its existing office and retail configuration supports a range of commercial applications within a mixed-use setting.
Positioned at the corner of 12th and W Okmulgee, the property is located at 1119 W Okmulgee in Muskogee, Oklahoma. Its existing office and retail configuration supports a range of commercial applications within a mixed-use setting.
Key Highlights
- 1,827 SF mixed‑use building
- Office and retail configuration
- C‑1 zoning
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
$18,685
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
5.93%
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%
$373,700
$373.7K
Cap Rate 7%
$266,929
$266.9K
Cap Rate 9%
$207,611
$207.6K
Market Conditions
NOI Build-Up for 1,827 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
$27.4K $15.00/SF
− Vacancy
−$713 −$0.39/SF
EGI
$26.7K $14.61/SF
− OpEx
−$8.0K −$4.38/SF
NOI
$18.7K $10.23/SF
Area
Muskogee County, OK
Vacancy
2.60%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$373,700
Cap Rate 7%
$266,929
Cap Rate 9%
$207,611
Alternative Uses
Best Use
Retail
$266.9K
$233.6K – $311.4K
NOI $18,685 @ 7.0% cap · market cap 5.93%
Second Best
Mixed Use
$211.4K
$185.0K – $246.7K
NOI $14,799 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$382.4K
$334.6K – $446.2K
NOI $26,769 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
19k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 70%
Dining 27%
Electronics 3%
Dollar General
Shops & Services
8,051 visits/mo
0.3 miles
Family Dollar
Shops & Services
3,210 visits/mo
0.3 miles
Church's Chicken
Dining
2,814 visits/mo
0.5 miles
Domino's Pizza
Dining
2,142 visits/mo
0.4 miles
Covington Credit
Shops & Services
1,781 visits/mo
0.3 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Office and retail configuration with C-1 zoning.
Where is this mixed-use property located?
The property is located at 1119 W Okmulgee Muskogee, OK.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 1,827 SF mixed‑use building; Office and retail configuration; C‑1 zoning
