New Construction Eight-Unit Duplex
For Sale
$1,930,000
11501 N Oklahoma Ave, Oklahoma City, OK 73114
Fully occupied residences include private garages, enclosed backyards, and in-unit laundry.
Property Size10,000 SF
Price / SF$193
Days on Market16
Property Features for 11501 N Oklahoma Ave
General Information
Standard status
Active
Size
10,000 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Average Monthly Rent
$1,695
Multifamily Units
8
Amenities
vinyl flooring
stainless steel appliances
washer/dryer in unit
mudroom with custom built-ins
ceiling fans
central heat and air
enclosed backyard
security system
cable-ready
on-call management and maintenance
Building Details
Year Built
2026
Buildings
4
Listing Agency:
Keller Williams Realty Elite
(405) 819-0037
Listed By:
Blake R Shelton · License #183874
Source:
Vibrantok
Added: Aug 16
Changed: Aug 29
Last Checked: Aug 31 at 7:39PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty Elite
Investment Insights
Based on property information with market context.
This new-construction duplex portfolio comprises four duplexes with eight residential units, completed in 2026. All units are currently leased and feature functional floor plans, vinyl flooring, stainless steel appliances, refrigerators, oven/ranges, and in-unit washers and dryers. Each residence also includes a mudroom with built-in storage, ceiling fans, central heat and air, a private garage, an enclosed backyard, a security system, and cable-ready wiring.
The property is located at 11501 N Oklahoma Ave in Oklahoma City. HERS ratings, Class 4 impact-rated shingles, and a one-year builder warranty are included. On-call management and maintenance support is also in place for ongoing operations.
The property is located at 11501 N Oklahoma Ave in Oklahoma City. HERS ratings, Class 4 impact-rated shingles, and a one-year builder warranty are included. On-call management and maintenance support is also in place for ongoing operations.
Key Highlights
- Four duplexes with eight total residential units
- All 8 units currently leased
- Completed in 2026 with HERS‑rated units
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
$91,287
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
4.73%
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%
$1,825,740
$1.8M
Cap Rate 7%
$1,304,100
$1.3M
Cap Rate 9%
$1,014,300
$1.0M
Market Conditions
NOI Build-Up for 10,000 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
$138.0K $13.80/SF
− Vacancy
−$7.6K −$0.76/SF
EGI
$130.4K $13.04/SF
− OpEx
−$39.1K −$3.91/SF
NOI
$91.3K $9.13/SF
Area
Oklahoma City, OK
Vacancy
5.50%
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%
$1,825,740
Cap Rate 7%
$1,304,100
Cap Rate 9%
$1,014,300
Alternative Uses
Best Use
Multifamily LT 5
$1.30M
$1.14M – $1.52M
NOI $91,287 @ 7.0% cap · market cap 4.73%
Second Best
Apartment 5plus
$1.21M
$1.06M – $1.41M
NOI $84,467 @ 7.0% cap · market cap 4.38%
Theoretical Best
Specialty Retail
$3.42M
$2.99M – $3.99M
NOI $239,400 @ 7.0% cap · market cap 12.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
178
Businesses Nearby
Explore this area
Business Placement
Demographics for 73114, OK
18,694
Population
9,311
Households
2
Avg Household Size
30
Median Age
25%
College-Educated
90%
High-School Grad
9.5 sq mi
ZIP Area
1,968
Density / Sq Mi
$52,592
Median Household Income
$35,931
Median Earnings
$1,135
Median Rent
$134,100
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 - Fully occupied residences include private garages, enclosed backyards, and in-unit laundry.
Where is this duplex located?
The property is located at 11501 N Oklahoma Ave Oklahoma City, OK.
What is the asking price?
The asking price for this property is $1,930,000.
What are key features of this property?
This property features: Four duplexes with eight total residential units; All 8 units currently leased; Completed in 2026 with HERS‑rated units
