Renovated Duplex with Expansion
For Sale
$459,000
230 E Lincoln Avenue, Edmond, OK 73034
Residential Income, Edmond, OK
Property Size2,064 SF
Lot Size0.21 Acres
Price / SF$222.38
Days on Market13
Property Features for 230 E Lincoln Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1
Parking
8
Parking features
RV
Appliances
Dishwasher
Lot features
Corner Lot, Interior Lot
Elementary school
Northern Hills ES
Middle school
Sequoyah MS
High school
North HS
Elementary school district
Edmond
Middle school district
Edmond
High school district
Edmond
Directions
Broadway and Danforth go South to Lincoln Avenue, East to the property
Standard status
Active
APN
230ELincoln73034
Size
2,064 SF
Lot size
0.21 Acres
Utilities
Heating system
Natural Gas
Cooling system
Electric
Building Details
Year built
1910
Floors in Building
2
Building materials
Frame
Roof type
Composition
Architectural style
Craftsman
Listing Agency:
RE/MAX Preferred · RE/MAX International
(405) 751-4848
Listed By:
Paul Brooks · License #116430
(405) 990-0548
Added: Aug 21
Changed: Sep 1
Last Checked: Sep 2 at 10:06PM
MLS# 1245737
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 vacant duplex contains two residences within a 2,064-square-foot front building. The upper unit offers 2 bedrooms and 1 bathroom, while the lower unit includes 1 bedroom and 1 bathroom. Renovation work addressed plumbing, electrical components, interior finishes, and windows. The property was built in 1910 with frame construction, a Craftsman design, composition roofing, natural-gas heating, and electric cooling.
The offering includes 2 lots totaling 0.2089 acres. Recent rezoning allows up to 3 additional structures for multifamily development, with plans and zoning materials referenced in the property information. The site is near the University of Central Oklahoma campus and falls within the area covered by Edmond’s approved University District plan. A dishwasher and RV parking are also included.
The offering includes 2 lots totaling 0.2089 acres. Recent rezoning allows up to 3 additional structures for multifamily development, with plans and zoning materials referenced in the property information. The site is near the University of Central Oklahoma campus and falls within the area covered by Edmond’s approved University District plan. A dishwasher and RV parking are also included.
Key Highlights
- Renovated duplex with 2,064 square feet in the front building
- Upper residence has 2 bedrooms and 1 bathroom; lower residence has 1 bedroom and 1 bathroom
- Renovation included plumbing, electrical work, finishes, and windows
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
$13,133
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
2.86%
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%
$262,660
$262.7K
Cap Rate 7%
$187,614
$187.6K
Cap Rate 9%
$145,922
$145.9K
Market Conditions
NOI Build-Up for 2,064 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
$26.5K $12.84/SF
− Vacancy
−$2.6K −$1.27/SF
EGI
$23.9K $11.57/SF
− OpEx
−$10.7K −$5.21/SF
NOI
$13.1K $6.36/SF
Area
Oklahoma County, OK
Vacancy
9.90%
Lease Rate
$12.84 /SF/Yr
Expense Ratio
45.00%
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%
$262,660
Cap Rate 7%
$187,614
Cap Rate 9%
$145,922
Alternative Uses
Best Use
Apartment 5plus
$187.6K
$164.2K – $218.9K
NOI $13,133 @ 7.0% cap · market cap 2.86%
Second Best
Multifamily LT 5
$179.2K
$156.8K – $209.0K
NOI $12,541 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$429.9K
$376.2K – $501.6K
NOI $30,093 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
796
Businesses Nearby
Explore this area
Business Placement
Demographics for 73034, OK
47,553
Population
18,727
Households
2.5
Avg Household Size
37
Median Age
59%
College-Educated
96%
High-School Grad
51.7 sq mi
ZIP Area
920
Density / Sq Mi
$113,296
Median Household Income
$52,163
Median Earnings
$1,203
Median Rent
$368,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Vacant two-unit property with updated systems, finishes, and windows in both residences.
Where is this duplex located?
The property is located at 230 E Lincoln Avenue Edmond, OK.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: Renovated duplex with 2,064 square feet in the front building; Upper residence has 2 bedrooms and 1 bathroom; lower residence has 1 bedroom and 1 bathroom; Renovation included plumbing, electrical work, finishes, and windows
