Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Boutique Motel Near Tenkiller Park Title is generated by Realmo AI

    98413 OK-100 Highway, Gore, OK 74435

    View on Map
    Claim this Listing
    For Sale
    $1,150,777

    MULTI_FAMILY - Santa Fe - Gore, OK

    Property size:
    4,950 SF
    Lot size:
    10.80 Acres
    Price / SF:
    $232/SF
    Added:
    May 19, 2026
    Days on Market:
    15
    Last Refresh:
    Jun 2 at 7:06 pm

    Property Features for 98413 OK-100 Highway

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    13
    Bathrooms
    14
    Rooms
    Bathroom 2, Bathroom 1, Bedroom 6, Bedroom 1, Bathroom 3, Bathroom 7, Bedroom 5, Bathroom 4, Bathroom 9, Bathroom 11, Bathroom 12, Bathroom 14, Bedroom 2, Bedroom 7, Bedroom 4, Bedroom 3, Bedroom 12, Bedroom 11, Bathroom 8, Bathroom 13, Bedroom 10, Bathroom 10, Bedroom 9, Bedroom 13, Bathroom 6, Bedroom 8, Bathroom 5
    Parking
    50
    Appliances
    Indoor Grill, Microwave, Refrigerator, Washer/Dryer, Water Heater
    Standard status
    Active
    APN
    98413NONEOK-10074435
    Size
    4,950 SF
    Lot size
    10.80 Acres

    Building Details

    Year built
    1954
    Floors in Building
    1
    Building materials
    Concrete, Frame, Stucco
    Roof type
    Metal
    Architectural style
    Santa Fe

    We can help!

    Listing Contact
    Charlie Merida

    Listing agent Charlie Merida License #173625

    Listing office Copper Creek Real Estate 124 NW 12th St, Oklahoma City, OK

    Listing date May 19, 2026

    MLS# 1230183 Listing URL

    Copyright © 2026 MLSOK, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • High Income: Current Gross Income of $171K and Net Income of $128K.
    • Turnkey Boutique Motel: Fully reimagined 13‑unit motor court motel with modern design and strong income performance.
    • Expansion Potential: Additional acreage acquired in 2024 allows for future development.
    • Prime Location: Borders Tenkiller State Park and the Lower Illinois River.
    • Excellent Reputation: Supported by 154 Google reviews and a 4.8/5.0 rating.
    • Modernized Casitas: Comprehensive remodel in 2023‑2024 with kitchenette additions and on‑demand hot water systems.

    Overview

    Blue Doors at Tenkiller is a fully reimagined 13-unit boutique motor court motel situated on approximately 11 wooded acres bordering Tenkiller State Park and the Lower Illinois River. The property has become a sought-after wedding and event destination. A comprehensive remodel completed in 2023-2024 modernized each 336 sq. ft. casita with kitchenette additions, on-demand hot water systems, new furniture, bedding, and artwork. In 2024, additional acreage was acquired, expanding opportunities for future development such as RV sites, glamping accommodations, outdoor showers, walking trails, and enhanced event facilities. The central wooded courtyard features a covered outdoor kitchen with a wood-fired pizza oven, commercial refrigerator, and multiple grills. At the opposite end, a commercial smoker, gas grill, and live music stage double as a scenic wedding platform for ceremonies and private events. A large pond with a rock beach and commercial fountain completes the property's tranquil setting. The property has onsite laundry with washer-dryers, an Airstream for additional revenue, and a 3 bed, 2 bath mobile home for staff or owner quarters. As of May 31st, 2026, the current gross income is $171,000 and the current net income is $128,000. Guests are greeted by a large custom neon-style entrance sign. Blue Doors maintains a loyal weekend and seasonal guest base with an outstanding reputation, supported by 154 Google reviews and a 4.8 out of 5.0 rating. The property size is 4950 square feet.
    Location Intelligence

    Current Use by Public Records

    Motels

    Similar Places Nearby

    • Suite 16 Motel — 1016 N Main St, Gore, OK 74435
    • Lakehouse Kitchenette — 1102 N Main St, Gore, OK 74435
    • Two Rivers Apartments — 211 S Railroad St, Gore, OK 74435

    Map

    City
    Gore
    County
    Sequoyah
    State
    Oklahoma
    Longitude
    -95.069871
    Latitude
    35.588708

    FAQs

    What type of property is this?
    Motel - Turnkey 13-unit motel on 11 acres near Tenkiller State Park.
    Where is this motel located?
    The property is located at 98413 OK-100 Highway Gore, OK.
    What is the asking price?
    The asking price for this property is $1,150,777.
    What are key features of this property?
    This property features: High Income: Current Gross Income of $171K and Net Income of $128K.; Turnkey Boutique Motel: Fully reimagined 13‑unit motor court motel with modern design and strong income performance.; Expansion Potential: Additional acreage acquired in 2024 allows for future development.
    (405) 808-2450
    We can help!
    Listing Contact
    Charlie Merida
    Real Estate License ID: 173625
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    98413 OK-100 Highway, Gore, OK 74435
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!