Mixed-Use Income Property
For Sale
$400,000
520 E Okmulgee Street, Muskogee, OK 74403
Commercial, Muskogee, OK
Property Size5,000 SF
Lot Size0.13 Acres
Price / SF$80
Days on Market25
Property Features for 520 E Okmulgee Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Exterior features
Sidewalk
Elementary school district
Muskogee - Sch Dist (K5)
Middle school district
Muskogee - Sch Dist (K5)
High school district
Muskogee - Sch Dist (K5)
Directions
US 75 South towards Okmulgee, continue on US 75 South to Beggs, Take the US-75ALT/OK-16 exit from US-75 S, Follow OK-16 E to E Okmulgee St in Muskogee
Standard status
Active
APN
510004509
Size
5,000 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E79.5 S73 LOT 11 BLOCK 390, Muskogee OT
Tax Annual Amount
1021
Legal Description
E79.5 S73 LOT 11 BLOCK 390, Muskogee OT
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1945
Building materials
Concrete
Roof type
Built-Up
Listing Agency:
Keller Williams Advantage · Keller Williams Realty
(918) 291-2425
Listed By:
Alicia Swartz · License #171997
(918) 429-9890
Added: Jul 31
Changed: Aug 19
Last Checked: Aug 24 at 11:06AM
MLS# 2628122
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 mixed-use investment portfolio includes approximately 41 rental doors across multiple properties, with one property combining commercial and residential space. The featured asset at 520 E Okmulgee Street contains 5,000 square feet on a 0.133-acre parcel and carries Commercial zoning. Concrete construction, central heating and cooling, a built-up roof, and sidewalk access are among the documented physical features.
The property is located in Muskogee, Oklahoma, within Muskogee County. The portfolio properties are preferred to be conveyed together, and showings or inspections are arranged by appointment under the seller’s stated conditions. Additional property and financial details are available to qualified buyers upon request.
The property is located in Muskogee, Oklahoma, within Muskogee County. The portfolio properties are preferred to be conveyed together, and showings or inspections are arranged by appointment under the seller’s stated conditions. Additional property and financial details are available to qualified buyers upon request.
Key Highlights
- Approximately 41 rental doors across the portfolio
- One property combines commercial and residential space
- 5,000‑square‑foot property on 0.133 acres
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
866
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Portfolio includes approximately 41 rental doors across multiple properties, including one commercial and residential asset.
Where is this mixed-use 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 portfolio; One property combines commercial and residential space; 5,000‑square‑foot property on 0.133 acres
