Muskogee Car-Mart Investment
For Sale
Contact for pricing
1501 W Shawnee St, Muskogee, OK 74401
NNN leased America's Car-Mart with scheduled rent increases.
Property Size5,378 SF
Lot Size1.86 Acres
Price / SF$263.31
Days on Market1070
Property Features for 1501 W Shawnee St
General Information
Standard status
Active
Size
5,378 SF
Lot size
1.86 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$123,905
Building Details
Year Built
2009
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
SURMOUNT
(332) 345-4222
Listed By:
Glen Kunofsky · License #NY 49KU1129178
Source:
Crexi
Added: Sep 22, 2023
Changed: Aug 16
Last Checked: Aug 25 at 9:19PM
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 SURMOUNT
Investment Insights
Based on property information with market context.
This commercial property, located at 1501 W Shawnee St, Muskogee, OK 74401, is an America's Car-Mart. The site includes approximately 5,378 rentable square feet of building space on an estimated 1.8617-acre parcel of land. The property is subject to an 8-year Triple Net (NNN) lease, which commenced on 1/1/2020. The current annual rent is $123,905, with scheduled rent increases of 8.00% for Option 1 and 5.00% for Option 2.
Key Highlights
- 8‑year Triple Net (NNN) lease commenced 1/1/2020.
- Current annual rent is $123,905.
- Scheduled rent increases of 8.00% (Option 1) and 5.00% (Option 2).
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
$55,001
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
3.88%
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%
$1,100,020
$1.1M
Cap Rate 7%
$785,729
$785.7K
Cap Rate 9%
$611,122
$611.1K
Market Conditions
NOI Build-Up for 5,378 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
$80.7K $15.00/SF
− Vacancy
−$2.1K −$0.39/SF
EGI
$78.6K $14.61/SF
− OpEx
−$23.6K −$4.38/SF
NOI
$55.0K $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%
$1,100,020
Cap Rate 7%
$785,729
Cap Rate 9%
$611,122
Alternative Uses
Best Use
Retail
$785.7K
$687.5K – $916.7K
NOI $55,001 @ 7.0% cap · market cap 3.88%
Second Best
Specialty Retail
$737.9K
$645.7K – $860.9K
NOI $51,655 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$1.13M
$985.0K – $1.31M
NOI $78,797 @ 7.0% cap · market cap 5.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
48k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 62%
Home Improvements & Furnishings 27%
Shops & Services 11%
Panda Express
Dining
17,905 visits/mo
0.4 miles
Tractor Supply Co.
Home Improvements & Furnishings
12,975 visits/mo
0.4 miles
Buffalo Wild Wings
Dining
11,438 visits/mo
0.4 miles
James Hodge Toyota
Shops & Services
2,835 visits/mo
0.4 miles
Tommy Nix Chrysler Dodge Jeep Ram of Muskogee - Ram
Shops & Services
1,426 visits/mo
0.1 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
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Frequently Asked Questions
What type of property is this?
Car wash - NNN leased America's Car-Mart with scheduled rent increases.
Where is this car wash located?
The property is located at 1501 W Shawnee St Muskogee, OK.
What is the asking price?
The asking price for this property is $1,416,057.
What are key features of this property?
This property features: 8‑year Triple Net (NNN) lease commenced 1/1/2020.; Current annual rent is $123,905.; Scheduled rent increases of 8.00% (Option 1) and 5.00% (Option 2).
