Residential Income Half
For Sale
$228,000
3508 Marston Circle Oklahoma, Oklahoma City, OK 73120
Three-bedroom residence with a brick fireplace, wet bar, patio, and shaded backyard.
Property Size2,100 SF
Price / SF$108.57
Days on Market68
Property Features for 3508 Marston Circle Oklahoma
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/2BA
Multifamily Units
1
Amenities
fireplace
built-in shelving
wet bar
formal dining room
en suite bathroom
private patio
backyard
Fireplace
Central Elec
Gas
Patio, Porch, Composition
Building Details
Year Built
1982
Listed By:
Jared Wooten · License #202492
(405) 679-2889
Source:
Kw
Added: Jul 2
Changed: Sep 7
Last Checked: Sep 7 at 7:15PM
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 Jared Wooten
Investment Insights
Based on property information with market context.
This 2,100-square-foot half duplex, built in 1982, includes three bedrooms and two bathrooms. The interior features a living room with a red brick fireplace, built-in shelving, and wet bar, along with a formal dining area and a large kitchen with substantial cabinet and counter space. The primary suite includes an en suite bathroom with dual vanities, a makeup vanity, and a separate bathing area. Secondary bedrooms provide large closets and additional storage. Central electric and gas are among the interior features.
A private patio extends into the backyard, which is shaded by a mature tree. The property is positioned minutes from Lake Hefner and offers access to Lake Hefner Parkway, Quail Creek shopping and dining, medical facilities, and major commuter routes.
A private patio extends into the backyard, which is shaded by a mature tree. The property is positioned minutes from Lake Hefner and offers access to Lake Hefner Parkway, Quail Creek shopping and dining, medical facilities, and major commuter routes.
Key Highlights
- 2,100 square feet with 3 bedrooms and 2 bathrooms
- Half duplex built in 1982
- Living room includes a red brick fireplace, built‑in shelving, and wet bar
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
$17,626
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
7.73%
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%
$352,520
$352.5K
Cap Rate 7%
$251,800
$251.8K
Cap Rate 9%
$195,844
$195.8K
Market Conditions
NOI Build-Up for 2,100 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
$34.0K $16.20/SF
− Vacancy
−$2.0K −$0.94/SF
EGI
$32.0K $15.26/SF
− OpEx
−$14.4K −$6.87/SF
NOI
$17.6K $8.39/SF
Area
ZIP 73120
Vacancy
5.80%
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%
$352,520
Cap Rate 7%
$251,800
Cap Rate 9%
$195,844
Alternative Uses
Best Use
Apartment 5plus
$251.8K
$220.3K – $293.8K
NOI $17,626 @ 7.0% cap · market cap 7.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$505.4K
$442.3K – $589.7K
NOI $35,381 @ 7.0% cap · market cap 15.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
382
Businesses Nearby
Explore this area
Business Placement
Demographics for 73120, OK
36,530
Population
20,356
Households
1.8
Avg Household Size
38
Median Age
48%
College-Educated
96%
High-School Grad
11.0 sq mi
ZIP Area
3,321
Density / Sq Mi
$62,942
Median Household Income
$45,333
Median Earnings
$1,045
Median Rent
$227,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom residence with a brick fireplace, wet bar, patio, and shaded backyard.
Where is this residential income property located?
The property is located at 3508 Marston Circle Oklahoma Oklahoma City, OK.
What is the asking price?
The asking price for this property is $228,000.
What are key features of this property?
This property features: 2,100 square feet with 3 bedrooms and 2 bathrooms; Half duplex built in 1982; Living room includes a red brick fireplace, built‑in shelving, and wet bar
