Dollar General MARKET Grocery
For Sale
Contact for pricing
3681 Chandler Rd, Muskogee, OK 74403
New construction offering an absolute NNN lease with corporate guaranty and no investor management responsibilities.
Property Size10,640 SF
Lot Size1.17 Acres
Price / SF$230.73
Days on Market57
Property Features for 3681 Chandler Rd
General Information
Standard status
Active
Size
10,640 SF
Lot size
1.17 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$150,980
Additional Details
Traffic Count
13,400 vehicles/day
Building Details
Year Built
2026
Tenancy
Single
Listing Agency:
Matthews
Listed By:
Josh Bishop · License #688810
Source:
Crexi
Added: Jul 27
Changed: Sep 9
Last Checked: Sep 20 at 8:24AM
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 Matthews
Investment Insights
Based on property information with market context.
Located at 3681 Chandler Rd in Muskogee, Oklahoma, this 2026-built grocery and convenience store contains approximately 10,640 SF on 1.17 acres. The building follows the larger Dollar General MARKET format and uses premium construction rather than a prototypical metal building. The property is leased on an absolute NNN basis, with approximately 14.75 years remaining in the initial 15-year term. Base-term and extension provisions provide 5% rental increases every 5 years, while Dollar General Corporation provides the corporate guaranty and carries an S&P credit rating of BBB.
The site fronts Chandler Rd, which records approximately 13,400 vehicles per day. The surrounding 5-mile population is 36,252 residents. Muskogee is positioned 50 miles southeast of Tulsa and 60 miles northwest of Fort Smith.
The site fronts Chandler Rd, which records approximately 13,400 vehicles per day. The surrounding 5-mile population is 36,252 residents. Muskogee is positioned 50 miles southeast of Tulsa and 60 miles northwest of Fort Smith.
Key Highlights
- 2026 construction with approximately 10,640 SF on 1.17 acres
- Larger Dollar General MARKET prototype with premium, non‑metal‑building construction
- Absolute NNN lease with approximately 14.75 years remaining on the initial 15‑year term
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
$108,815
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
4.43%
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%
$2,176,300
$2.2M
Cap Rate 7%
$1,554,500
$1.6M
Cap Rate 9%
$1,209,056
$1.2M
Market Conditions
NOI Build-Up for 10,640 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
$159.6K $15.00/SF
− Vacancy
−$4.1K −$0.39/SF
EGI
$155.5K $14.61/SF
− OpEx
−$46.6K −$4.38/SF
NOI
$108.8K $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%
$2,176,300
Cap Rate 7%
$1,554,500
Cap Rate 9%
$1,209,056
Alternative Uses
Best Use
Retail
$1.55M
$1.36M – $1.81M
NOI $108,815 @ 7.0% cap · market cap 4.43%
Second Best
Specialty Retail
$1.46M
$1.28M – $1.70M
NOI $102,195 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$2.23M
$1.95M – $2.60M
NOI $155,894 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
13,400 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
16k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Muskogee
Shops & Services
16,337 visits/mo
0.2 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - New construction offering an absolute NNN lease with corporate guaranty and no investor management responsibilities.
Where is this grocery and convenience store located?
The property is located at 3681 Chandler Rd Muskogee, OK.
What is the asking price?
The asking price for this property is $2,454,960.
What are key features of this property?
This property features: 2026 construction with approximately 10,640 SF on 1.17 acres; Larger Dollar General MARKET prototype with premium, non‑metal‑building construction; Absolute NNN lease with approximately 14.75 years remaining on the initial 15‑year term
