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    Boutique Motel Near Tenkiller State Title is generated by Realmo AI

    98413 OK-100 Highway, Gore, OK 74435

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    Claim this Listing
    For Sale
    $1,150,777

    MULTI_FAMILY - Gore, OK

    Property size:
    4,704 SF
    Lot size:
    10.80 Acres
    Price / SF:
    $244/SF
    Added:
    Oct 9, 2025
    Days on Market:
    226
    Last Refresh:
    May 22 at 6:06 am

    Property Features for 98413 OK-100 Highway

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    APN
    98413NONEOK-10074435
    Size
    4,704 SF
    Lot size
    10.80 Acres

    Utilities

    Sewer type
    Septic Tank

    Building Details

    Year built
    1954
    Floors in Building
    1

    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 Oct 9, 2025

    MLS# 1193500

    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

    • Turnkey, fully remodeled 13‑unit boutique motel with strong income performance (Gross: $154K, Net: $113K).
    • Located on 11 wooded acres bordering Tenkiller State Park and the Lower Illinois River, a desirable recreation area.
    • Outstanding reputation with a 4.8/5.0 rating from 154 Google reviews and a loyal guest base.
    • Significant expansion potential with newly acquired acreage for RV sites, glamping, and enhanced event facilities.
    • Modernized casitas featuring kitchenette additions and on‑demand hot water systems (remodeled 2023‑2024).
    • Unique amenities including a central wooded courtyard with outdoor kitchen, wood‑fired pizza oven, commercial smoker, live music stage/wedding platform, and pond with rock beach.

    Overview

    Blue Doors at Tenkiller is a 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 serves as a vibrant guest hub, featuring 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. The property 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's gross income is $154,000 with a net income of $113,000.
    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
    -95.070037
    Latitude
    35.58822

    FAQs

    What type of property is this?
    Motel - Thirteen-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: Turnkey, fully remodeled 13‑unit boutique motel with strong income performance (Gross: $154K, Net: $113K).; Located on 11 wooded acres bordering Tenkiller State Park and the Lower Illinois River, a desirable recreation area.; Outstanding reputation with a 4.8/5.0 rating from 154 Google reviews and a loyal guest base.
    (405) 808-2450
    We can help!
    Listing Contact
    Charlie Merida
    Real Estate License ID: 173625
    Learn More
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    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.

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