CRE Bridge in Muskogee

Industrial and flex space clustered around Port Muskogee, plus a handful of large single-tenant manufacturing buildings. By the port authority's own account, the port is a 450-acre industrial park at the confluence of the Arkansas, Verdigris and Grand Rivers, with 3,000 feet of navigable waterfront, in-port rail plus the Midland Valley Branch Line, and both UP and BNSF mainline service. The port announced a $58 million infrastructure program in July 2022 covering replacement cranes, dock and rail work, and a new 50,000 sq ft rail-served warehouse. Small-bay industrial and flex around the port and the John T. Griffin and Southside industrial parks carry a genuine tenant base. We found no published Muskogee CRE vacancy, rent or cap-rate series for any asset class, so keep the analysis structural: who occupies the space and on what lease, not a market average.

Because reposition and lease-up deals move on a timeline a bank underwriting committee will not match, and Muskogee's file is often thinner than a bank wants anyway. A partner buyout, a value-add reposition, or a pre-stabilization hold is exactly the file that sits until it already cash flows. We fund that stretch with our own capital, up to $10M and 75% LTV, interest-only, for 24 to 36 months, then refinance you into permanent debt we also place in house. Georgia-Pacific's Muskogee mill, which the city describes as the largest private employer in the city at more than 700 jobs, and the Jack C. Montgomery VA Medical Center, serving more than 52,000 veterans across 25 counties, anchor demand for space near them even where no market report tracks it. Subject to underwriting.

An effective rate of about 1.12% of fair cash value, lighter than Tulsa County's roughly 1.40%. Muskogee County assesses real property at 11%, the constitutional floor, with a 2024 county effective millage rate of 0.101959, against 0.127479 in Tulsa County. On a $1,000,000 building that is about $11,200 a year here versus roughly $14,000 in Tulsa County, on the published ratio and millage. One structural note for industrial and utility-adjacent CRE: 21.44% of the county's net assessed value is centrally valued public service property (pipelines, electric, railroad, telecom), an unusually large share for a county this size, which means the local tax base leans on the same rail and utility corridor that serves the port. Pull the levy code for the parcel from the County Assessor, and talk to your CPA about Oklahoma's 5% valuation cap, which covers investment property but resets in the year you buy and the year you improve.

Yes, and it is the port's own word, not ours. The Arkansas, Verdigris and Grand Rivers converge at Muskogee, and the port authority's own master plan names "resiliency to withstand significant flood events" as a stated priority. No countywide average premium, flood-zone share or NFIP policy count was published for Muskogee County, so we cannot quote a number here. Treat flood as a separate policy determination on any riverfront or low-lying parcel, and get it into diligence early rather than at closing.

At least 25% of value. We lend up to 75% LTV and up to $10 million, interest-only, on a term of 24 to 36 months. On a $1,500,000 industrial building near the port that is up to $1,125,000 from us and $375,000 from you (1,500,000 x 75% = 1,125,000). Because no metro-level CRE vacancy, rent or cap-rate series exists for Muskogee, the tenant and the lease carry the value question here more than any published market comp would. Subject to underwriting.

Yes. The program is bridge or cash-out. Same ceilings either way: up to 75% LTV and up to $10 million, interest-only, for 24 to 36 months. Recording the new mortgage costs less than owners expect: Oklahoma's mortgage registration tax scales with the stated term, so a 24-month bridge falls in the 0.04% step against 0.10% on a 30-year loan, plus a $10 treasurer certification fee. State a maximum principal in the instrument or the tax is figured on the property's value instead. Subject to underwriting.