Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1821 North York St Muskogee, OK 74403

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $737,000

    NNN leased Sherwin-Williams with over 11 years remaining in Muskogee,OK.

    Property Features for 1821 North York St

    General Information

    Standard status
    Active

    We can help!

    Listing Contact
    Aj Prins
    Source: Cbre

    Listing Agent: Aj Prins

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Sherwin-Williams Investment Opportunity in Muskogee

    The Sherwin-Williams property in Muskogee, OK, presents an investment opportunity with a corporately guaranteed, investment-grade credit lease (S&P BBB). The tenant, Sherwin-Williams, has occupied the 6,000 square foot building since its construction in 1993 and has over 11 years of lease term remaining at a 6.73% average CAP rate. The tenant has demonstrated commitment to this location by exercising multiple options and recently signing an early 10-year lease extension. Sherwin-Williams (NYSE: SHW) is a publicly traded company with a market cap over $86 Billion. They operate in over 120 countries and were the largest coatings company in the world by revenue as of 2024. In addition to the building, the property generates income from a billboard located on the premises, leased to Clear Channel Outdoor, Inc, based on a percentage of revenue, offering potential income growth. The seller has invested in capital improvements, including a new roof in 2025 (with transferable warranty) and parking lot upgrades. Muskogee is the 13th-largest city in Oklahoma and is the county seat of Muskogee County, located approximately 48 miles southeast of Tulsa. Muskogee secured the top position in Oklahoma for capital investment in 2024, ranking #1 in the state with over $4.1 billion in announced projects. The property is centrally located in Muskogee, near major transportation routes, including U.S. Highways 69 and 62.
    Location Intelligence

    Current Use by Public Records

    Sherwin-Williams Paint Store Hardware & Home Improvement

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    Homeland Florist

    Location Insight

    • Map
    • Local Demand
    City
    Muskogee
    County
    Muskogee
    State
    Oklahoma
    Longitude
    -95.3406611
    Latitude
    35.765192

    Nearby Similar for Sale

    • $495,000
      11,546 SF

      Downtown Muskogee Office Building

      Two-story office building in the heart of downtown Muskogee.
      419 W Broadway St, Muskogee, OK 74401
      View Details
    • $575,000
      5,758 SF

      Remodeled Commercial Building in Muskogee

      Remodeled commercial building with shop and expansion space.
      1907 N 11Th St, Muskogee, OK 74401
      View Details
    • $495,000
      11,546 SF

      Downtown Muskogee Office Building

      Two-story office building in Muskogee's Central Business District.
      419 W Broadway St, Muskogee, OK 74401
      View Details
    • $349,000
      2,944 SF

      Downtown Muskogee Office Building

      Office building in downtown Muskogee with lease income.
      330 N 4Th St, Muskogee, OK 74401
      View Details
    • New
      $379,500
      2,310 SF

      Muskogee Commercial Property on Highway

      Functional oil lube and repair shop on a highway.
      627 S 32Nd St, Muskogee, OK 74401
      View Details
    • $344,000
      4,640 SF

      Upgraded Office Building on Corner

      Upgraded office building with 16 spaces and storage building.
      1001 W Broadway St, Muskogee, OK 74401
      View Details
    • $525,000
      8,902 SF

      Muskogee Church and Ministry Buildings

      Two buildings for religious use on 4.62 acres.
      2710 S Cherokee Dr, Muskogee, OK 74403
      View Details
    • New
      $179,000
      7,620 SF

      Mixed-Use Building in Downtown Muskogee

      Commercial building with office, event, and warehouse space for sale.
      125 N Cherokee St, Muskogee, OK 74403
      View Details
    • Contact for pricing
      5,758 SF

      Remodeled Commercial Building in Muskogee

      Versatile commercial property with remodeled building and ample workspace.
      1907 N 11Th St, Muskogee, OK 74401
      View Details
    • $250,000
      1,152 SF

      Muskogee Restaurant with Equipment Included

      Turn-key restaurant opportunity with equipment, drive-thrus, and smoker.
      1100 N York St, Muskogee, OK 74403
      View Details
    • $225,000
      2,528 SF

      Muskogee Commercial Property For Sale

      Freestanding, fenced, gated commercial building near Muskogee Turnpike.
      3900 Chandler Rd, Muskogee, OK 74403
      View Details
    • $275,000
      Pending

      Muskogee Commercial Opportunity

      Versatile commercial property in a desirable Muskogee location.
      700 E Smith Ferry Rd, Muskogee, OK 74403
      View Details

    FAQs

    What type of property is this?
    Storefront property - NNN leased Sherwin-Williams with over 11 years remaining in Muskogee,OK.
    Where is this storefront property located?
    The property is located at 1821 North York St Muskogee, OK.
    What is the asking price?
    The asking price for this property is $737,000.
    What are key features of this property?
    This property features: - Corporately guaranteed lease with investment grade credit (S&P BBB) Sherwin-Williams.; - Over 11 years of remaining lease term with Sherwin-Williams.; - Recent capital expenditures including a new roof in 2025 (with transferable warranty) and parking lot upgrades.
    (612) 336-4322
    Request Owner's contact information
    1821 North York St Muskogee, OK 74403
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    1821 North York St
    Muskogee, OK 74403
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    1821 North York St Muskogee, OK 74403
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Aj Prins
    Learn More
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!