Two-Unit
For Sale
$281,500
Pending
105 E Cedar Avenue, Fort Gibson, OK 74434
Residential, Fort Gibson, OK
Property Size1,875 SF
Lot Size0.40 Acres
Days on Market95
Property Features for 105 E Cedar Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2
Window features
Vinyl Frames
Patio and Porch features
Porch
Interior features
High Speed Internet, Smoke Detector
Exterior features
Gutters
Appliances
Dishwasher, Range/Oven
Subdivision
Fort Gibson OT
Lot features
Corner Lot
Elementary school
Fort Gibson
High school
Fort Gibson
Elementary school district
Fort Gibson - Sch Dist (K3)
Middle school district
Fort Gibson - Sch Dist (K3)
High school district
Fort Gibson - Sch Dist (K3)
Directions
From 62 go north on S. Lee in Fort Gibson, go approximately 0.8 mile to W. Cedar St, turn left ( west), duplex is 250 feet on your left.
Standard status
Pending
APN
510037734
Size
1,875 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Lots 4 & 5 Block 117 Fort Gibson OT
Tax Annual Amount
1239
Legal Description
Lots 4 & 5 Block 117 Fort Gibson OT
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
laundry room
Building Details
Year built
2003
Floors in Building
1
Flooring type
Tile, Carpet
Building materials
Wood Frame
Roof type
Metal
Listing Agency:
Chinowth & Cohen
(918) 537-2263
Listed By:
Michele Mackey
(918) 577-0029
Added: Jun 1
Changed: Sep 1
Last Checked: Sep 3 at 4:06AM
MLS# 2620440
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.
Built in 2003, this duplex contains 1,875 square feet across two separate residences. Each unit offers 2 bedrooms, 1 bathroom, and a laundry room, with a one-car garage positioned between the units. Wood-frame construction, a metal roof, central heating and central air, tile and carpet flooring, gutters, and a porch are included. Appliances consist of a dishwasher and range/oven, while interior features include high-speed internet and smoke detectors.
The property occupies 0.396 acres in Fort Gibson and is within walking distance of the school. It is located in the Fort Gibson School District and has maintained 100% rental occupancy since construction. The configuration provides distinct living areas while retaining shared site improvements and separated garage access.
The property occupies 0.396 acres in Fort Gibson and is within walking distance of the school. It is located in the Fort Gibson School District and has maintained 100% rental occupancy since construction. The configuration provides distinct living areas while retaining shared site improvements and separated garage access.
Key Highlights
- 1,875‑square‑foot duplex on 0.396 acres
- Two units, each with 2 bedrooms and 1 bathroom
- One‑car garage separates the residences
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
$12,517
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
4.45%
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%
$250,340
$250.3K
Cap Rate 7%
$178,814
$178.8K
Cap Rate 9%
$139,078
$139.1K
Market Conditions
NOI Build-Up for 1,875 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
$19.1K $10.20/SF
− Vacancy
−$1.2K −$0.66/SF
EGI
$17.9K $9.54/SF
− OpEx
−$5.4K −$2.86/SF
NOI
$12.5K $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%
$250,340
Cap Rate 7%
$178,814
Cap Rate 9%
$139,078
Alternative Uses
Best Use
Multifamily LT 5
$178.8K
$156.5K – $208.6K
NOI $12,517 @ 7.0% cap · market cap 4.45%
Second Best
Apartment 5plus
$159.8K
$139.8K – $186.5K
NOI $11,187 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$392.5K
$343.4K – $457.9K
NOI $27,472 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 74434, OK
8,889
Population
4,015
Households
2.2
Avg Household Size
40
Median Age
32%
College-Educated
94%
High-School Grad
123.2 sq mi
ZIP Area
72
Density / Sq Mi
$72,454
Median Household Income
$44,019
Median Earnings
$787
Median Rent
$181,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences include laundry rooms and a garage separating the units.
Where is this duplex located?
The property is located at 105 E Cedar Avenue Fort Gibson, OK.
What is the asking price?
The asking price for this property is $281,500.
What are key features of this property?
This property features: 1,875‑square‑foot duplex on 0.396 acres; Two units, each with 2 bedrooms and 1 bathroom; One‑car garage separates the residences
