Two-Story Duplex Near
For Sale
$450,000
312 E Ayers Street, Edmond, OK 73034
Two residential units offer five bedrooms, multiple baths, private laundry, and separate central heating and air systems.
Property Size3,122 SF
Days on Market20
Property Features for 312 E Ayers Street
General Information
Standard status
Active
Size
3,122 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$3,585
Building Details
Building Size
3,122 SF
Year Built
2011
Listing Agency:
Ong Realty Investment
(405) 314-8899
Listed By:
Allen Ong · License #185378
Source:
Stetsonbentley
Added: Aug 10
Changed: Aug 28
Last Checked: Aug 28 at 6:52PM
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 Ong Realty Investment
Investment Insights
Based on property information with market context.
Built in 2011, this duplex contains two separate two-story residential units. Each unit includes five bedrooms, two full bathrooms, two half bathrooms, a dedicated laundry room, and two central heat and air systems. Tenants are responsible for their own utilities. The property also includes a large storage area, and a new roof is planned.
Located at 312 E Ayers Street in Edmond, the property is within walking distance of UCO and minutes from campus. Both units are currently leased below market value, with a combined monthly rent of $3,300.
Located at 312 E Ayers Street in Edmond, the property is within walking distance of UCO and minutes from campus. Both units are currently leased below market value, with a combined monthly rent of $3,300.
Key Highlights
- Two‑story duplex with two separate residential units
- Each unit includes 5 bedrooms, 2 full baths, and 2 half baths
- Private laundry room and two central heat and air systems per unit
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
$19,865
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
4.41%
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%
$397,300
$397.3K
Cap Rate 7%
$283,786
$283.8K
Cap Rate 9%
$220,722
$220.7K
Market Conditions
NOI Build-Up for 3,122 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
$40.1K $12.84/SF
− Vacancy
−$4.0K −$1.27/SF
EGI
$36.1K $11.57/SF
− OpEx
−$16.3K −$5.21/SF
NOI
$19.9K $6.36/SF
Area
Oklahoma County, OK
Vacancy
9.90%
Lease Rate
$12.84 /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%
$397,300
Cap Rate 7%
$283,786
Cap Rate 9%
$220,722
Alternative Uses
Best Use
Apartment 5plus
$283.8K
$248.3K – $331.1K
NOI $19,865 @ 7.0% cap · market cap 4.41%
Second Best
Multifamily LT 5
$271.0K
$237.1K – $316.2K
NOI $18,969 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$650.3K
$569.0K – $758.6K
NOI $45,518 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,396
Businesses Nearby
Explore this area
Business Placement
Demographics for 73034, OK
47,553
Population
18,727
Households
2.5
Avg Household Size
37
Median Age
59%
College-Educated
96%
High-School Grad
51.7 sq mi
ZIP Area
920
Density / Sq Mi
$113,296
Median Household Income
$52,163
Median Earnings
$1,203
Median Rent
$368,000
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 residential units offer five bedrooms, multiple baths, private laundry, and separate central heating and air systems.
Where is this duplex located?
The property is located at 312 E Ayers Street Edmond, OK.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑story duplex with two separate residential units; Each unit includes 5 bedrooms, 2 full baths, and 2 half baths; Private laundry room and two central heat and air systems per unit
