Leased Two-Unit
For Sale
$380,000
1644 Comice Dr, Newcastle, OK 73065
Modern two-story layouts include attached garages, private fenced backyards, and open-concept living areas.
Property Size2,528 SF
Price / SF$150.32
Days on Market55
Property Features for 1644 Comice Dr
General Information
Standard status
Active
Size
2,528 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Amenities
inside utility rooms
attached garages
private fenced backyards
large center islands
oversized walk-in pantries
Building Details
Year Built
2021
Buildings
1
Tenancy
Multi
Listing Agency:
The Agency
Listed By:
Rachel Cosby · License #209850
(405) 760-9876
Source:
Sarahflemingestates
Added: Aug 3
Changed: Sep 21
Last Checked: Sep 24 at 2:16PM
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 The Agency
Investment Insights
Based on property information with market context.
This duplex includes both residential units, each arranged with an open-concept main level and bedrooms upstairs. The primary bedroom is located on the main floor, while additional bedrooms and a full bathroom are positioned on the upper level. Kitchens feature center islands, extensive cabinetry, and walk-in pantries. Both units also include inside utility rooms, attached garages, and private fenced backyards.
Built in 2021, the property is currently leased in both units and is located in Newcastle, Oklahoma. The offering references addresses 1644 and 1640, with the listed property address at 1644 Comice Drive.
Built in 2021, the property is currently leased in both units and is located in Newcastle, Oklahoma. The offering references addresses 1644 and 1640, with the listed property address at 1644 Comice Drive.
Key Highlights
- Both duplex units are currently leased
- Built in 2021
- Open‑concept layouts with primary bedrooms on the main level
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
$23,627
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
6.22%
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%
$472,540
$472.5K
Cap Rate 7%
$337,529
$337.5K
Cap Rate 9%
$262,522
$262.5K
Market Conditions
NOI Build-Up for 2,528 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
$36.1K $14.28/SF
− Vacancy
−$2.3K −$0.93/SF
EGI
$33.8K $13.35/SF
− OpEx
−$10.1K −$4.01/SF
NOI
$23.6K $9.35/SF
Area
McClain County, OK
Vacancy
6.50%
Lease Rate
$14.28 /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%
$472,540
Cap Rate 7%
$337,529
Cap Rate 9%
$262,522
Alternative Uses
Best Use
Multifamily LT 5
$337.5K
$295.3K – $393.8K
NOI $23,627 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$312.3K
$273.3K – $364.4K
NOI $21,864 @ 7.0% cap · market cap 5.75%
Theoretical Best
Specialty Retail
$611.1K
$534.7K – $712.9K
NOI $42,774 @ 7.0% cap · market cap 11.26%
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
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 73065, OK
9,725
Population
4,413
Households
2.2
Avg Household Size
38
Median Age
32%
College-Educated
91%
High-School Grad
51.8 sq mi
ZIP Area
188
Density / Sq Mi
$93,451
Median Household Income
$51,717
Median Earnings
$990
Median Rent
$240,400
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 - Modern two-story layouts include attached garages, private fenced backyards, and open-concept living areas.
Where is this duplex located?
The property is located at 1644 Comice Dr Newcastle, OK.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: Both duplex units are currently leased; Built in 2021; Open‑concept layouts with primary bedrooms on the main level
