Duplex with Private
For Sale
$350,000
Pending
105 Willow Branch Road, Norman, OK 73072
Residential, Norman, OK
Property Size2,600 SF
Lot Size0.29 Acres
Days on Market45
Property Features for 105 Willow Branch Road
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 1, Bathroom 3, Bedroom 2, Bedroom 6, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 5
Patio and Porch features
Patio, Porch
Pool private
1
Fireplace
1
Lot features
Interior Lot
Elementary school
Truman Primary School
Middle school
Whittier MS
High school
Norman North HS
Elementary school district
Norman
Middle school district
Norman
High school district
Norman
Directions
From Main Street and I-35 go west to Willow Branch Road. Turn north and follow to property.
Standard status
Pending
APN
105NONEWillowBranch105-10773072
Size
2,600 SF
Lot size
0.29 Acres
Utilities
Heating system
Natural Gas
Cooling system
Electric
Building Details
Year built
1980
Building materials
Brick & Frame
Roof type
Composition
Architectural style
Other
Listing Agency:
1st United Okla, REALTORS
(405) 376-1515
Listed By:
Jill Baker · License #137586
(405) 473-6256
Added: Aug 9
Changed: Sep 15
Last Checked: Sep 22 at 9:06PM
MLS# 1243894
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.
Investment Insights
Based on property information with market context.
This 2,600-square-foot duplex, built in 1980, contains two residential units with a combined six bedrooms and four bathrooms. Each side is configured with three bedrooms and two bathrooms. The property includes brick-and-frame construction, composition roofing, natural gas heating, electric cooling, a private pool, fireplace, patio, and porch features.
Situated on a 0.29-acre parcel at 105 Willow Branch Road in Norman, Oklahoma, the property is near shopping, dining, schools, and major roadways. Its residential layout provides two distinct living accommodations within one building, with outdoor features that add to the physical amenities of the property.
Situated on a 0.29-acre parcel at 105 Willow Branch Road in Norman, Oklahoma, the property is near shopping, dining, schools, and major roadways. Its residential layout provides two distinct living accommodations within one building, with outdoor features that add to the physical amenities of the property.
Key Highlights
- Two‑unit duplex with six bedrooms and four bathrooms total
- 2,600 square feet on a 0.29‑acre lot
- Each unit includes 3 bedrooms and 2 bathrooms
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
$23,566
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
6.73%
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%
$471,320
$471.3K
Cap Rate 7%
$336,657
$336.7K
Cap Rate 9%
$261,844
$261.8K
Market Conditions
NOI Build-Up for 2,600 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
$35.9K $13.80/SF
− Vacancy
−$2.2K −$0.85/SF
EGI
$33.7K $12.95/SF
− OpEx
−$10.1K −$3.88/SF
NOI
$23.6K $9.06/SF
Area
Norman, OK
Vacancy
6.17%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$471,320
Cap Rate 7%
$336,657
Cap Rate 9%
$261,844
Alternative Uses
Best Use
Multifamily LT 5
$336.7K
$294.6K – $392.8K
NOI $23,566 @ 7.0% cap · market cap 6.73%
Second Best
Apartment 5plus
$309.4K
$270.8K – $361.0K
NOI $21,660 @ 7.0% cap · market cap 6.19%
Theoretical Best
Specialty Retail
$449.3K
$393.1K – $524.2K
NOI $31,450 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
611
Businesses Nearby
Explore this area
Business Placement
Demographics for 73072, OK
51,062
Population
20,915
Households
2.4
Avg Household Size
30
Median Age
53%
College-Educated
95%
High-School Grad
52.2 sq mi
ZIP Area
978
Density / Sq Mi
$76,933
Median Household Income
$32,892
Median Earnings
$1,102
Median Rent
$291,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with brick-and-frame construction, patios, porches, and individual three-bedroom living arrangements.
Where is this duplex located?
The property is located at 105 Willow Branch Road Norman, OK.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two‑unit duplex with six bedrooms and four bathrooms total; 2,600 square feet on a 0.29‑acre lot; Each unit includes 3 bedrooms and 2 bathrooms
