Industrial Land with Shell
For Sale
$375,000
2611 W Shawnee Street, Muskogee, OK 74401
Commercial, Muskogee, OK
Property Size2,000 SF
Lot Size0.92 Acres
Price / SF$187.50
Days on Market49
Property Features for 2611 W Shawnee Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I-1
Subdivision
Home Acres I
Elementary school district
Muskogee - Sch Dist (K5)
Middle school district
Muskogee - Sch Dist (K5)
High school district
Muskogee - Sch Dist (K5)
Directions
From Shawnee & Hwy 69 (32nd St), go East on Shawnee to Azalea Park Dr & turn right. Immediately turn left to access road (W Shawnee St) to property on your right. Just past Holiday Inn Express.
Standard status
Active
APN
510010449
Size
2,000 SF
Lot size
0.92 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 9 Home Acres I
Tax Annual Amount
1198
Legal Description
LOT 9 Home Acres I
Building Details
Year built
1975
Flooring type
Concrete
Building materials
Aluminum
Roof type
Metal
Listing Agency:
Interstate Properties, Inc.
(918) 682-1119
Listed By:
Karra M Wardour · License #157525
(918) 781-9197
Added: Jul 21
Changed: Sep 2
Last Checked: Sep 7 at 4:06AM
MLS# 2626820
Copyright © 2026 MLS Technology, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 0.919-acre industrial land parcel includes a 2,000-square-foot shell structure positioned toward the rear of the site. The building dates to 1975 and features aluminum construction, concrete flooring, and a metal roof. The unfinished condition provides a basic existing improvement within the larger industrial parcel.
The property is located along W Shawnee Street in Muskogee, Oklahoma. It carries I-1 zoning, and electric, water, and sewer utilities have been brought onto the property. The combination of industrial land, an existing shell structure, and established utility service provides a defined physical framework for commercial use.
The property is located along W Shawnee Street in Muskogee, Oklahoma. It carries I-1 zoning, and electric, water, and sewer utilities have been brought onto the property. The combination of industrial land, an existing shell structure, and established utility service provides a defined physical framework for commercial use.
Key Highlights
- 0.919‑acre industrial land parcel
- 2,000‑square‑foot shell structure on the rear of the property
- I‑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
$12,199
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
3.25%
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%
$243,980
$244.0K
Cap Rate 7%
$174,271
$174.3K
Cap Rate 9%
$135,544
$135.5K
Market Conditions
NOI Build-Up for 2,000 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
$15.6K $7.80/SF
− Vacancy
−$1.2K −$0.62/SF
EGI
$14.4K $7.18/SF
− OpEx
−$2.2K −$1.08/SF
NOI
$12.2K $6.10/SF
Area
Muskogee County, OK
Vacancy
8.00%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
15.00%
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%
$243,980
Cap Rate 7%
$174,271
Cap Rate 9%
$135,544
Alternative Uses
Best Use
Warehouse
$174.3K
$152.5K – $203.3K
NOI $12,199 @ 7.0% cap · market cap 3.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$418.6K
$366.3K – $488.4K
NOI $29,303 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
205
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 Industrial 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?
Industrial land - I-1-zoned site with electric, water, and sewer utilities brought onto the property.
Where is this industrial land located?
The property is located at 2611 W Shawnee Street Muskogee, OK.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 0.919‑acre industrial land parcel; 2,000‑square‑foot shell structure on the rear of the property; I‑1 zoning
