Duplex with Six
New
For Sale
$350,000
105 Willow Branch Road, Norman, OK 73072
SINGLE_FAMILY - Other - Norman, OK
Property Size2,600 SF
Lot Size0.29 Acres
Price / SF$134.62
Days on Market3
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 3, Bathroom 2, Bedroom 6, Bedroom 5, Bathroom 3, Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 4
Patio and Porch features
Porch, Patio
Pool private
1
Exterior features
Patio-Covered, Covered Porch, Patio - Open
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
Active
APN
105NONEWillowBranch105-10773072
Size
2,600 SF
Lot size
0.29 Acres
Utilities
Heating system
Natural Gas
Cooling system
Central Air, 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: Aug 11
Last Checked: Aug 11 at 7:06PM
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.
Built in 1980, this duplex contains two residential units, each arranged with three bedrooms and two bathrooms. The property provides 2,600 square feet on a 0.29-acre lot, with brick-and-frame construction, a composition roof, central air, electric cooling, and natural-gas heating. Covered and open patio areas, a porch, a private pool, and a fireplace add to the physical improvements.
The property is located in Norman, Oklahoma, near shopping, dining, schools, and major roadways. Its two-unit configuration supports separate household occupancy and allows an owner to occupy one residence while leasing the other, as described in the property information.
The property is located in Norman, Oklahoma, near shopping, dining, schools, and major roadways. Its two-unit configuration supports separate household occupancy and allows an owner to occupy one residence while leasing the other, as described in the property information.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms per unit
- 2,600 square feet on a 0.29‑acre lot
- Built in 1980 with brick‑and‑frame construction
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
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
795
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
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 - Two residential units include covered and open outdoor areas, central air, and natural-gas heating.
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 3 bedrooms and 2 bathrooms per unit; 2,600 square feet on a 0.29‑acre lot; Built in 1980 with brick‑and‑frame construction
