Multifamily Investment
For Sale
Contact for pricing
520 E Okmulgee Street, Muskogee, OK 74403
Package includes approximately 41 rental doors and one mixed-use commercial and residential property.
Property Size5,000 SF
Price / SF$80
Days on Market11
Property Features for 520 E Okmulgee Street
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Multifamily, Mixed Use
Additional Details
Asking Price
$2,896,000
Building Details
Year Built
1945
Listing Agency:
Keller Williams Advantage
Listed By:
Alicia Swartz · License #171997
Source:
Crexi
Added: Aug 1
Changed: Aug 9
Last Checked: Aug 11 at 1:24PM
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 Keller Williams Advantage
Investment Insights
Based on property information with market context.
This multifamily offering consists of an assembled group of rental properties totaling approximately 41 doors. One property combines commercial and residential uses, adding a mixed-use component to the package. The properties are listed separately, while the preferred transaction structure is a single package sale.
The offering is associated with 520 E Okmulgee Street in Muskogee, Oklahoma. Tenant access is controlled: showings and inspections require an appointment and an accepted offer and/or proof of funds, subject to the seller’s determination. Additional financial information and property details are available to qualified buyers upon request.
The offering is associated with 520 E Okmulgee Street in Muskogee, Oklahoma. Tenant access is controlled: showings and inspections require an appointment and an accepted offer and/or proof of funds, subject to the seller’s determination. Additional financial information and property details are available to qualified buyers upon request.
Key Highlights
- Approximately 41 rental doors across the offering
- One property includes both commercial and residential uses
- Properties are listed separately but preferred to be sold as one package
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
$29,833
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
7.46%
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%
$596,660
$596.7K
Cap Rate 7%
$426,186
$426.2K
Cap Rate 9%
$331,478
$331.5K
Market Conditions
NOI Build-Up for 5,000 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
$58.2K $11.64/SF
− Vacancy
−$4.0K −$0.79/SF
EGI
$54.2K $10.85/SF
− OpEx
−$24.4K −$4.88/SF
NOI
$29.8K $5.97/SF
Area
Muskogee County, OK
Vacancy
6.80%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$596,660
Cap Rate 7%
$426,186
Cap Rate 9%
$331,478
Alternative Uses
Best Use
Mixed Use
$578.6K
$506.3K – $675.0K
NOI $40,500 @ 7.0% cap · market cap 10.13%
Second Best
Apartment 5plus
$426.2K
$372.9K – $497.2K
NOI $29,833 @ 7.0% cap · market cap 7.46%
Theoretical Best
Office A
$1.05M
$915.7K – $1.22M
NOI $73,259 @ 7.0% cap · market cap 18.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Package includes approximately 41 rental doors and one mixed-use commercial and residential property.
Where is this multifamily property located?
The property is located at 520 E Okmulgee Street Muskogee, OK.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Approximately 41 rental doors across the offering; One property includes both commercial and residential uses; Properties are listed separately but preferred to be sold as one package
