NNN-Leased Restaurant
New
For Sale
$1,200,000
3030 W Okmulgee, Muskogee, OK 74401
Commercial, Muskogee, OK
Property Size3,913 SF
Lot Size0.94 Acres
Price / SF$306.67
Days on Market2
Property Features for 3030 W Okmulgee
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
comm
Interior features
Mini-Kitchen, Public Restrooms, Smoke Detector
Exterior features
Dumpster, Lighting, Pole Sign, Professional Landscaped, Roof Sign
Elementary school district
Muskogee - Sch Dist (K5)
Middle school district
Muskogee - Sch Dist (K5)
High school district
Muskogee - Sch Dist (K5)
Directions
Muskogee Turnpike SE from Tulsa to US-69 S exit. Continue S approximately 6 miles, then turn E/left onto W Okmulgee Ave/US-62 Bus. Property is immediately on the right.
Standard status
Active
APN
510011015
Size
3,913 SF
Lot size
0.94 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
LOTS 10 THRU 15 BLOCK 11 LESS S9.30 ON E LINE LOT 13 X S9.36 ON W LINE LOT 12
Tax Annual Amount
5615
Legal Description
LOTS 10 THRU 15 BLOCK 11 LESS S9.30 ON E LINE LOT 13 X S9.36 ON W LINE LOT 12
Utilities
Utilities
Cable Available
Heating system
Central, Zoned
Cooling system
Central Air
Building Details
Year built
1983
Floors in Building
1
Flooring type
Tile, Concrete
Building materials
Steel
Listing Agency:
Realty One Group Dreamers
(539) 367-1555
Listed By:
Joanna Ford · License #147783
(918) 381-2555
Added: Sep 25
Last Checked: Sep 26 at 5:06AM
MLS# 2634882
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 freestanding Mazzio’s Pizza restaurant contains 3,913 square feet on a 0.944-acre parcel. The building was constructed in 1983 and includes public restrooms, a mini-kitchen, central air conditioning, and zoned heating. Exterior features include pole and roof signs, lighting, and a dumpster.
Key Highlights
- Operating restaurant tenant under an absolute lease with more than five years remaining
- 3,913‑square‑foot freestanding restaurant
- 0.944‑acre site at 3030 W Okmulgee, Muskogee, OK 74401
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
$37,584
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
3.13%
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%
$751,680
$751.7K
Cap Rate 7%
$536,914
$536.9K
Cap Rate 9%
$417,600
$417.6K
Market Conditions
NOI Build-Up for 3,913 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
$54.0K $13.80/SF
− Vacancy
−$3.9K −$0.99/SF
EGI
$50.1K $12.81/SF
− OpEx
−$12.5K −$3.20/SF
NOI
$37.6K $9.60/SF
Area
Muskogee County, OK
Vacancy
7.20%
Lease Rate
$13.80 /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%
$751,680
Cap Rate 7%
$536,914
Cap Rate 9%
$417,600
Alternative Uses
Best Use
Specialty Retail
$536.9K
$469.8K – $626.4K
NOI $37,584 @ 7.0% cap · market cap 3.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$819.0K
$716.7K – $955.5K
NOI $57,332 @ 7.0% cap · market cap 4.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
687
Businesses Nearby
93k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 84%
Shops & Services 13%
Electronics 2%
McDonald's
Dining
27,332 visits/mo
0.1 miles
Wendy's
Dining
13,430 visits/mo
0.3 miles
Taco Bell
Dining
11,154 visits/mo
0.1 miles
El Toro
Dining
9,985 visits/mo
0.5 miles
Arby's
Dining
7,747 visits/mo
0.4 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - The freestanding restaurant occupies a nearly one-acre site under an absolute lease.
Where is this nnn property located?
The property is located at 3030 W Okmulgee Muskogee, OK.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Operating restaurant tenant under an absolute lease with more than five years remaining; 3,913‑square‑foot freestanding restaurant; 0.944‑acre site at 3030 W Okmulgee, Muskogee, OK 74401
