Medical Office with Treatment
For Sale
$495,000
2602 Chandler Rd, Muskogee, OK 74403
Existing clinical layout includes private rooms, administrative offices, and practical staff support areas.
Property Size3,736 SF
Price / SF$132.49
Days on Market34
Property Features for 2602 Chandler Rd
General Information
Standard status
Active
Size
3,736 SF
Building Details
Year Built
1960
Buildings
1
Listing Agency:
Interstate Properties, Inc.
Listed By:
Earnie Gilder · License #45081
(918) 781-9197
Source:
Alloverok
Added: Aug 7
Changed: Sep 7
Last Checked: Sep 8 at 11:02AM
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 Interstate Properties, Inc.
Investment Insights
Based on property information with market context.
This 3,736-square-foot medical office building offers a clinical configuration with 10 treatment rooms, 4 offices, a lobby, and 3 bathrooms, including 1 full bathroom. A full kitchen and washer and dryer connections add staff-support functionality, while the property includes ample on-site parking.
Building systems include 3 HVAC units with gas heat and 2 water heaters—1 gas and 1 electric. The roof is less than 10 years old. Constructed in 1960, the property is positioned on the east side of Muskogee at 2602 Chandler Rd and is suited to continued medical-office use.
Building systems include 3 HVAC units with gas heat and 2 water heaters—1 gas and 1 electric. The roof is less than 10 years old. Constructed in 1960, the property is positioned on the east side of Muskogee at 2602 Chandler Rd and is suited to continued medical-office use.
Key Highlights
- 3,736 SF medical office building with 10 treatment rooms
- 4 offices, lobby, and 3 bathrooms, including 1 full bathroom
- Full kitchen plus washer and dryer connections
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
$40,551
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
8.19%
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%
$811,020
$811.0K
Cap Rate 7%
$579,300
$579.3K
Cap Rate 9%
$450,567
$450.6K
Market Conditions
NOI Build-Up for 3,736 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
$67.2K $18.00/SF
− Vacancy
−$13.2K −$3.53/SF
EGI
$54.1K $14.47/SF
− OpEx
−$13.5K −$3.62/SF
NOI
$40.6K $10.85/SF
Area
Muskogee County, OK
Vacancy
19.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$811,020
Cap Rate 7%
$579,300
Cap Rate 9%
$450,567
Alternative Uses
Best Use
Office B
$579.3K
$506.9K – $675.9K
NOI $40,551 @ 7.0% cap · market cap 8.19%
Second Best
Healthcare Medical
$498.7K
$436.4K – $581.8K
NOI $34,908 @ 7.0% cap · market cap 7.05%
Theoretical Best
Office A
$782.0K
$684.2K – $912.3K
NOI $54,739 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
352
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 74403, OK
29,419
Population
12,779
Households
2.3
Avg Household Size
40
Median Age
21%
College-Educated
88%
High-School Grad
109.7 sq mi
ZIP Area
268
Density / Sq Mi
$57,171
Median Household Income
$35,732
Median Earnings
$841
Median Rent
$145,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Dr. Janet S. Blake, DVM — 2604 chandler rd, muskogee, ok 74403
Frequently Asked Questions
What type of property is this?
Medical Office Space - Existing clinical layout includes private rooms, administrative offices, and practical staff support areas.
Where is this medical office space located?
The property is located at 2602 Chandler Rd Muskogee, OK.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 3,736 SF medical office building with 10 treatment rooms; 4 offices, lobby, and 3 bathrooms, including 1 full bathroom; Full kitchen plus washer and dryer connections
