41-Door Multifamily Investment
For Sale
$400,000
112 S 10th St, Muskogee, OK 74401
Portfolio includes approximately 41 rental doors, including a property combining commercial and residential uses.
Property Size4,218 SF
Price / SF$94.83
Days on Market8
Property Features for 112 S 10th St
General Information
Standard status
Active
Size
4,218 SF
Property subtype
Multi-Family
Additional Details
Asking Price
$2,896,000
Building Details
Year Built
1950
Listing Agency:
Keller Williams Advantage
(918) 429-9890
Listed By:
Alicia Swartz · License #171997
Source:
Alloverok
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 31 at 7:29PM
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 Keller Williams Advantage
Investment Insights
Based on property information with market context.
This multifamily portfolio comprises approximately 41 rental doors across multiple investment properties. One property includes both commercial and residential components, adding a mixed-use element to the offering.
The properties are marketed individually but are preferred to transfer together as one package. Tenant access is managed by appointment, with showings and inspections subject to seller requirements, including an accepted offer and/or proof of funds. Additional financial and property information is available to qualified buyers upon request.
The properties are marketed individually but are preferred to transfer together as one package. Tenant access is managed by appointment, with showings and inspections subject to seller requirements, including an accepted offer and/or proof of funds. Additional financial and property information is available to qualified buyers upon request.
Key Highlights
- Approximately 41 rental doors across multiple properties
- One property combines commercial and residential uses
- Properties are listed separately but preferred for sale as one package
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
$25,167
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
6.29%
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%
$503,340
$503.3K
Cap Rate 7%
$359,529
$359.5K
Cap Rate 9%
$279,633
$279.6K
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
$49.1K $11.64/SF
− Vacancy
−$3.3K −$0.79/SF
EGI
$45.8K $10.85/SF
− OpEx
−$20.6K −$4.88/SF
NOI
$25.2K $5.97/SF
Area
Muskogee County, OK
Vacancy
6.80%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$503,340
Cap Rate 7%
$359,529
Cap Rate 9%
$279,633
Alternative Uses
Best Use
Apartment 5plus
$359.5K
$314.6K – $419.5K
NOI $25,167 @ 7.0% cap · market cap 6.29%
Second Best
—
—
no second resolved use
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 - Portfolio includes approximately 41 rental doors, including a property combining commercial and residential uses.
Where is this multifamily property located?
The property is located at 112 S 10th St 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 property combines commercial and residential uses; Properties are listed separately but preferred for sale as one package
