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Property profile & analytics
OFF-MARKET
Estimated value
$6,800,000
Grocery and convenience stores
2410 Chandler Rd Muskogee, OK 74403-5001
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US69-2423756
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1997
Total area
54,467 SF
Lot
5.6 ac (243,936 SF)
APN
0045-30-001-002-3-000-00
UPID
US69-2423756
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Homeland Fuel Center Gas Station
-
Conoco Gas Station
-
S.A.M. Check Cashing Machine Check Cashing
-
Homeland Bakery Bakery Specialty Food Shop
-
Homeland Deli Food Market Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.57M
Comparable Approach
Comparable
$6.08M
Blend (final)
Blend
$6.80M
Owner & transaction history
Cvs 10437 Ok LLC · 12 yrs held
Cvs 10437 Ok LLC
since 2013
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.3M
+15.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Muskogee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Muskogee submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$9,285,000
6.5%
$8,570,000
7%
$7,960,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,470,000
Current use
MEDICAL BUILDING
$6,295,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$5,430,000
Change: -1% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,420,000
Change: -1% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,250,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$6.80M
Range $6.12M – $7.48M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$125 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$31,066
Tax year 2023
Assessed value
$303,407
Assessed 2023
Previous assessed
$303,407
+0.0% YoY
Effective rate
10.24%
On assessed value
Assessed land
$123,431
Assessed improvement
$179,976
Land market value
$1,122,096
Improvement market value
$1,636,144
Total market value
$2,758,240
Applied tax rate
32.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1997
Heating
CENTRAL
Cooling
AC.PACKAGE
Stories
1
Bathrooms
2
Total area
54,467 SF
Lot
5.6 ac (243,936 SF)
APN
0045-30-001-002-3-000-00
UPID
US69-2423756
Jurisdiction
MUSKOGEE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.5M
MEDICAL BUILDING
Est. value
$6.3M
OFFICE BUILDING
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$5.4M
AUTO REPAIR, GARAGE
Est. value
$5.3M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
2
Lot
5.6 ac
Current owner
From public records · entity-resolved
Cvs 10437 Ok LLC
Entity
Free & Clear · 12 yrs held
Mailing address
15 W 6TH ST STE #2400, TULSA, OK 74119-5417
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 14, 2013
$1,262,000
Cvs 10437 Ok LLC
Hac INC
Warranty Deed
—
Jan 12, 2012
—
Hac INC
—
Deed Of Trust
related
$5,611,643 · Associated Wholesale Grocers
Aug 30, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Warranty Deed
related
—
—
—
Hac INC
—
Deed Of Trust
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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