New Construction Duplex with
For Sale
$479,000
1414 E University Ave, Sapulpa, OK 74066
Two-story duplex offers private garages, balconies, and upgraded interior finishes on both sides.
Property Size3,200 SF
Price / SF$149.69
Days on Market13
Property Features for 1414 E University Ave
General Information
Standard status
Active
Size
3,200 SF
Taxes and HOA fees
Annual Taxes
$414
Listing Agency:
The Agency
(918) 688-4581
Listed By:
Brandi True · License #174547
(918) 688-4581
Source:
Exprealty
Added: Aug 8
Changed: Aug 17
Last Checked: Aug 19 at 11:46AM
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 brand-new duplex contains 3,200 square feet across two separately configured residences. Each side places two bedrooms upstairs, with a private bathroom for each bedroom, a laundry closet, and access to a walk-out balcony. The main level includes a powder bathroom, full kitchen, breakfast nook, and open living area, along with a private garage and parking.
Interior specifications include solid hardwood flooring, custom cabinetry, stainless steel appliances, quartz countertops, and tiled shower and tub surrounds. A one-year builder warranty covers the property, and the duplex does not have an HOA. The property is located in Sapulpa near a new school, major highways, and local amenities.
Interior specifications include solid hardwood flooring, custom cabinetry, stainless steel appliances, quartz countertops, and tiled shower and tub surrounds. A one-year builder warranty covers the property, and the duplex does not have an HOA. The property is located in Sapulpa near a new school, major highways, and local amenities.
Key Highlights
- 3,200 SF duplex with two separately configured residences
- Each side includes 2 upstairs bedrooms with private bathrooms
- Private garage and parking for each residence
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
$24,873
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
5.19%
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%
$497,460
$497.5K
Cap Rate 7%
$355,329
$355.3K
Cap Rate 9%
$276,367
$276.4K
Market Conditions
NOI Build-Up for 3,200 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
$39.6K $12.36/SF
− Vacancy
−$4.0K −$1.26/SF
EGI
$35.5K $11.10/SF
− OpEx
−$10.7K −$3.33/SF
NOI
$24.9K $7.77/SF
Area
Creek County, OK
Vacancy
10.16%
Lease Rate
$12.36 /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%
$497,460
Cap Rate 7%
$355,329
Cap Rate 9%
$276,367
Alternative Uses
Best Use
Multifamily LT 5
$355.3K
$310.9K – $414.6K
NOI $24,873 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$326.0K
$285.3K – $380.4K
NOI $22,821 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$786.9K
$688.6K – $918.1K
NOI $55,084 @ 7.0% cap · market cap 11.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
372
Businesses Nearby
Explore this area
Business Placement
Demographics for 74066, OK
31,255
Population
13,736
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
91%
High-School Grad
123.6 sq mi
ZIP Area
253
Density / Sq Mi
$64,351
Median Household Income
$41,245
Median Earnings
$1,000
Median Rent
$168,300
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 - Two-story duplex offers private garages, balconies, and upgraded interior finishes on both sides.
Where is this duplex located?
The property is located at 1414 E University Ave Sapulpa, OK.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: 3,200 SF duplex with two separately configured residences; Each side includes 2 upstairs bedrooms with private bathrooms; Private garage and parking for each residence
