Duplex with Two-Car
For Sale
$390,000
6617 S 78th East Ave, Tulsa, OK 74133
Tenant-occupied duplex with two three-bedroom units, each with two-car garage and a flex room.
Property Size4,202 SF
Price / SF$92.81
Days on Market47
Property Features for 6617 S 78th East Ave
General Information
Standard status
Active
Size
4,202 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
1982
Buildings
1
Tenancy
Multi
Listing Agency:
Erin Catron & Company, LLC
Listed By:
Erin Catron
(918) 984-0994
Source:
Alloverok
Added: Jul 29
Changed: Sep 8
Last Checked: Sep 12 at 2:32PM
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 Erin Catron & Company, LLC
Investment Insights
Based on property information with market context.
This duplex includes both 6617 and 6619 S 78th East Ave, totaling 4,202 sq ft (CH). The property features two spacious units, each offering three bedrooms, two full baths, and a versatile flex room. Each side also includes a two-car garage.
The home was built in 1982 and is described as well-maintained and currently tenant occupied. This configuration supports either an investor-focused rental setup or an owner-occupant arrangement where one unit can be lived in while the other generates rental income.
Overall, the layout provides separate, self-contained living space for two households within a single duplex structure, with consistent bedroom and bath counts across both units.
The home was built in 1982 and is described as well-maintained and currently tenant occupied. This configuration supports either an investor-focused rental setup or an owner-occupant arrangement where one unit can be lived in while the other generates rental income.
Overall, the layout provides separate, self-contained living space for two households within a single duplex structure, with consistent bedroom and bath counts across both units.
Key Highlights
- Duplex includes both 6617 and 6619 S 78th East Ave
- Total size of 4,202 sq ft (CH)
- Two spacious units, each with three bedrooms and two full 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
$35,493
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
9.10%
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%
$709,860
$709.9K
Cap Rate 7%
$507,043
$507.0K
Cap Rate 9%
$394,367
$394.4K
Market Conditions
NOI Build-Up for 4,202 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
$68.1K $16.20/SF
− Vacancy
−$3.5K −$0.84/SF
EGI
$64.5K $15.36/SF
− OpEx
−$29.0K −$6.91/SF
NOI
$35.5K $8.45/SF
Area
ZIP 74133
Vacancy
5.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$709,860
Cap Rate 7%
$507,043
Cap Rate 9%
$394,367
Alternative Uses
Best Use
Multifamily LT 5
$542.2K
$474.4K – $632.6K
NOI $37,953 @ 7.0% cap · market cap 9.73%
Second Best
Apartment 5plus
$507.0K
$443.7K – $591.6K
NOI $35,493 @ 7.0% cap · market cap 9.10%
Theoretical Best
Office A
$1.12M
$975.7K – $1.30M
NOI $78,056 @ 7.0% cap · market cap 20.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,494
Businesses Nearby
Explore this area
Business Placement
Demographics for 74133, OK
48,331
Population
22,638
Households
2.1
Avg Household Size
38
Median Age
42%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
3,528
Density / Sq Mi
$73,983
Median Household Income
$43,897
Median Earnings
$1,129
Median Rent
$254,700
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 - Tenant-occupied duplex with two three-bedroom units, each with two-car garage and a flex room.
Where is this duplex located?
The property is located at 6617 S 78th East Ave Tulsa, OK.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: Duplex includes both 6617 and 6619 S 78th East Ave; Total size of 4,202 sq ft (CH); Two spacious units, each with three bedrooms and two full baths
