Two-Unit Duplex with Hardwood
For Sale
$425,000
1172 N Boston Place, Tulsa, OK 74106
Near downtown Tulsa, the property offers separate laundry for each residence and contemporary interior finishes.
Property Size1,967 SF
Price / SF$216.07
Days on Market16
Property Features for 1172 N Boston Place
General Information
Standard status
Active
Size
1,967 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/2BA, 1 x 2BR/1.5BA
Multifamily Units
2
Amenities
separate interior laundry
Building Details
Year Built
2023
Listing Agency:
Listwithfreedom.com
(918) 456-5288
Listed By:
Century 21 Wright Real Estate
(918) 456-5288
Source:
Century21wright
Added: Aug 14
Changed: Aug 28
Last Checked: Aug 28 at 10:16AM
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 Listwithfreedom.com
Investment Insights
Based on property information with market context.
Built in 2023, this duplex contains 1,967 square feet with two distinct residences. The front unit has two bedrooms and two full bathrooms, while the rear unit includes two bedrooms and one-and-a-half bathrooms. Each residence has its own interior laundry area. Interior finishes include real hardwood flooring, quartz countertops, detailed tilework, upgraded fixtures, large primary-suite vanities, and walk-in closets.
The property is near downtown Tulsa in the Heights neighborhood. Its two-unit configuration supports separate residential occupancy within a recently built asset, with both sides offering two-bedroom layouts and distinct bath configurations.
The property is near downtown Tulsa in the Heights neighborhood. Its two-unit configuration supports separate residential occupancy within a recently built asset, with both sides offering two-bedroom layouts and distinct bath configurations.
Key Highlights
- Built in 2023 with 1,967 square feet
- Front unit offers 2 bedrooms and 2 full baths
- Rear unit includes 2 bedrooms and 1.5 baths
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
$19,161
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
4.51%
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%
$383,220
$383.2K
Cap Rate 7%
$273,729
$273.7K
Cap Rate 9%
$212,900
$212.9K
Market Conditions
NOI Build-Up for 1,967 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
$30.2K $15.36/SF
− Vacancy
−$2.8K −$1.44/SF
EGI
$27.4K $13.92/SF
− OpEx
−$8.2K −$4.17/SF
NOI
$19.2K $9.74/SF
Area
Tulsa, OK
Vacancy
9.40%
Lease Rate
$15.36 /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%
$383,220
Cap Rate 7%
$273,729
Cap Rate 9%
$212,900
Alternative Uses
Best Use
Multifamily LT 5
$273.7K
$239.5K – $319.4K
NOI $19,161 @ 7.0% cap · market cap 4.51%
Second Best
Apartment 5plus
$250.6K
$219.3K – $292.4K
NOI $17,545 @ 7.0% cap · market cap 4.13%
Theoretical Best
Office A
$419.5K
$367.1K – $489.5K
NOI $29,367 @ 7.0% cap · market cap 6.91%
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
246
Businesses Nearby
Explore this area
Business Placement
Demographics for 74106, OK
16,805
Population
8,341
Households
2
Avg Household Size
35
Median Age
17%
College-Educated
83%
High-School Grad
7.6 sq mi
ZIP Area
2,211
Density / Sq Mi
$37,714
Median Household Income
$31,022
Median Earnings
$816
Median Rent
$98,900
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 - Near downtown Tulsa, the property offers separate laundry for each residence and contemporary interior finishes.
Where is this duplex located?
The property is located at 1172 N Boston Place Tulsa, OK.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Built in 2023 with 1,967 square feet; Front unit offers 2 bedrooms and 2 full baths; Rear unit includes 2 bedrooms and 1.5 baths
