Two-Bedroom Half
New
For Sale
$158,000
103 Cary, Muskogee, OK 74403
Residential, Muskogee, OK
Property Size1,117 SF
Lot Size0.09 Acres
Price / SF$141.45
Days on Market5
Property Features for 103 Cary
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Bathroom 3, Bathroom 2
Security features
Security System
Window features
Vinyl Frames
Patio and Porch features
Patio
Interior features
High Speed Internet, Security System-Owned, Smoke Detector
Exterior features
Ext Fireplace/Pit, Gutters, Sidewalk
Fencing
Privacy
Fireplace
1
Appliances
Dishwasher, Disposal, Range/Oven, Refrigerator
Subdivision
Grandview Heights VII
Lot features
Mature Trees
Elementary school
Hilldale
High school
Hilldale
Elementary school district
Hilldale - Sch Dist (K4)
Middle school district
Hilldale - Sch Dist (K4)
High school district
Hilldale - Sch Dist (K4)
Directions
FROM PEAK GO SOUTH ON CHEROKEE; TURN EAST ON CARY AND HOUSE IS IMMEDIATELY ON YOUR RIGHT; ALL OFFERS MUST BE ON OREC CONTRACTS AND BOTH SIDES CLOSE IN MUSKOGEE AT SAME LOCATION. THE HOT TUB HAS NOT BEEN USED BY CURRENT OWNER BUT STAYS WITH PROPERTY.; SELLER RESERVES THE CURTAINS
Standard status
Active
APN
510009507
Size
1,117 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E31.23 LOT 1 BLOCK 2
Tax Annual Amount
1356
Legal Description
E31.23 LOT 1 BLOCK 2
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
covered back porch
Building Details
Year built
2002
Floors in Building
2
Flooring type
Tile, Carpet
Building materials
Wood Frame
Roof type
Fiberglass
Listing Agency:
RE/MAX & ASSOCIATES · RE/MAX International
(918) 683-1221
Listed By:
Stacy Alexander · License #110328
(918) 869-2323
Added: Aug 28
Changed: Aug 31
Last Checked: Sep 1 at 8:06AM
MLS# 2632100
Copyright © 2026 MLS Technology, 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 1,117-square-foot half duplex, built in 2002, includes two bedrooms and three bathrooms within a practical two-level layout. The primary bedroom is positioned on the first floor and has two walk-in closets, while the upstairs bedroom includes its own bathroom and walk-in closet. The kitchen provides substantial cabinet storage and includes a refrigerator, with the adjacent dining area opening to the living room. Carpet and tile flooring, central heating and cooling, a security system, and smoke detectors are also included.
A one-car attached garage, privacy fencing, gutters, sidewalk, and a covered patio extend the property’s usable features. The 0.087-acre lot includes a backyard, and the home is located in the Hilldale School District. Additional improvements include a fireplace or fire pit and owned high-speed internet service.
A one-car attached garage, privacy fencing, gutters, sidewalk, and a covered patio extend the property’s usable features. The 0.087-acre lot includes a backyard, and the home is located in the Hilldale School District. Additional improvements include a fireplace or fire pit and owned high-speed internet service.
Key Highlights
- 1,117‑square‑foot half duplex with two bedrooms and three bathrooms
- Primary bedroom on the first floor with 2 walk‑in closets
- Second bedroom upstairs with a private bathroom and walk‑in closet
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
$7,457
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
4.72%
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%
$149,140
$149.1K
Cap Rate 7%
$106,529
$106.5K
Cap Rate 9%
$82,856
$82.9K
Market Conditions
NOI Build-Up for 1,117 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
$11.4K $10.20/SF
− Vacancy
−$741 −$0.66/SF
EGI
$10.7K $9.54/SF
− OpEx
−$3.2K −$2.86/SF
NOI
$7.5K $6.68/SF
Area
Muskogee County, OK
Vacancy
6.50%
Lease Rate
$10.20 /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%
$149,140
Cap Rate 7%
$106,529
Cap Rate 9%
$82,856
Alternative Uses
Best Use
Multifamily LT 5
$106.5K
$93.2K – $124.3K
NOI $7,457 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$95.2K
$83.3K – $111.1K
NOI $6,665 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$233.8K
$204.6K – $272.8K
NOI $16,366 @ 7.0% cap · market cap 10.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
25
Businesses Nearby
Explore this area
Business Placement
Demographics for 74403, OK
29,419
Population
12,779
Households
2.3
Avg Household Size
40
Median Age
21%
College-Educated
88%
High-School Grad
109.7 sq mi
ZIP Area
268
Density / Sq Mi
$57,171
Median Household Income
$35,732
Median Earnings
$841
Median Rent
$145,400
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 - Functional two-level residence with attached garage, private outdoor space, and abundant storage throughout.
Where is this duplex located?
The property is located at 103 Cary Muskogee, OK.
What is the asking price?
The asking price for this property is $158,000.
What are key features of this property?
This property features: 1,117‑square‑foot half duplex with two bedrooms and three bathrooms; Primary bedroom on the first floor with 2 walk‑in closets; Second bedroom upstairs with a private bathroom and walk‑in closet
