Two-Story Duplex with Work
New
For Sale
$210,000
111 E Broadway Avenue, Yale, OK 74085
Residential, Yale, OK
Property Size2,340 SF
Lot Size0.34 Acres
Price / SF$89.74
Days on Market1
Property Features for 111 E Broadway Avenue
General Information
Property type
Residential
Property subtype
Duplex
Fireplace
1
Lot features
Interior Lot
Elementary school
Yale ES
Middle school
Yale MS
High school
Yale HS
Elementary school district
Yale
Middle school district
Yale
High school district
Yale
Directions
At the SE corner of E Broadway and N Milt Phillips Ave/1st St.
Standard status
Active
APN
111EBroadway74085
Size
2,340 SF
Lot size
0.34 Acres
Utilities
Heating system
Natural Gas
Cooling system
Electric
Building Details
Year built
1918
Listing Agency:
Copper Creek Real Estate
(405) 888-9902
Listed By:
Jerica Sasse · License #207868
(480) 326-4661
Added: Sep 1
Last Checked: Sep 1 at 5:06PM
MLS# 1246793
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 1918, this renovated two-story duplex combines multiple living areas with a flexible lower-level arrangement. The interior includes an open-concept living, dining, and kitchen layout, along with two kitchens and two bathrooms. A garage area with furnace connects to an apartment and dedicated workspace, creating a practical live-work configuration within the property.
Outdoor space includes an open patio suited to gatherings and everyday use. The lower level also has 50 AMP RV electrical panels and a dump station. The property contains 2,340 square feet on a 0.3448-acre lot in Yale, Oklahoma, with natural gas heating, electric cooling, and a fireplace.
Outdoor space includes an open patio suited to gatherings and everyday use. The lower level also has 50 AMP RV electrical panels and a dump station. The property contains 2,340 square feet on a 0.3448-acre lot in Yale, Oklahoma, with natural gas heating, electric cooling, and a fireplace.
Key Highlights
- 2,340‑square‑foot duplex on a 0.3448‑acre lot
- Two‑story layout with two kitchens and two bathrooms
- Lower‑level garage, apartment, and workspace configuration
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
$18,012
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
8.58%
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%
$360,240
$360.2K
Cap Rate 7%
$257,314
$257.3K
Cap Rate 9%
$200,133
$200.1K
Market Conditions
NOI Build-Up for 2,340 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
$28.6K $12.24/SF
− Vacancy
−$2.9K −$1.24/SF
EGI
$25.7K $11.00/SF
− OpEx
−$7.7K −$3.30/SF
NOI
$18.0K $7.70/SF
Area
Payne County, OK
Vacancy
10.16%
Lease Rate
$12.24 /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%
$360,240
Cap Rate 7%
$257,314
Cap Rate 9%
$200,133
Alternative Uses
Best Use
Office B
$440.9K
$385.8K – $514.4K
NOI $30,861 @ 7.0% cap · market cap 14.70%
Second Best
Mixed Use
$398.1K
$348.3K – $464.4K
NOI $27,864 @ 7.0% cap · market cap 13.27%
Theoretical Best
Office A
$575.4K
$503.5K – $671.3K
NOI $40,280 @ 7.0% cap · market cap 19.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
111
Businesses Nearby
Explore this area
Business Placement
Demographics for 74085, OK
2,357
Population
1,197
Households
2
Avg Household Size
42
Median Age
12%
College-Educated
90%
High-School Grad
97.0 sq mi
ZIP Area
24
Density / Sq Mi
$41,111
Median Household Income
$31,450
Median Earnings
$819
Median Rent
$172,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Renovated duplex with two kitchens, two bathrooms, flexible living areas, and an apartment-workspace configuration.
Where is this duplex located?
The property is located at 111 E Broadway Avenue Yale, OK.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: 2,340‑square‑foot duplex on a 0.3448‑acre lot; Two‑story layout with two kitchens and two bathrooms; Lower‑level garage, apartment, and workspace configuration
