Ranch Duplex with Fenced
For Sale
$367,000
404 N Willowood Drive 404 & 406, Yukon, OK 73099
Two-unit property with central air, natural gas, modern kitchen appliances, and additional concrete parking.
Property Size2,784 SF
Price / SF$131.82
Days on Market45
Property Features for 404 N Willowood Drive 404 & 406
General Information
Standard status
Active
Size
2,784 SF
Total Parking Spaces
4
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
Central Air, Electric
Natural Gas
Dishwasher, Disposal, Microwave, Water Heater
Gas Log
Fenced
Additional Parking, Concrete
Ranch
Building Details
Year Built
2003
Stories
1
Listing Agency:
ABW, Inc.
(405) 406-9378
Listed By:
Michelle Mclaughlin
(405) 406-9378
Source:
Evrealestate
Added: Jul 18
Changed: Aug 29
Last Checked: Aug 30 at 1:12PM
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 ABW, Inc.
Investment Insights
Based on property information with market context.
This ranch-style duplex includes two residential units at 404 N Willowood Drive, with a combined property size of 2,784 and a 2003 construction date. Interior features include central air with electric service, natural gas, a dishwasher, disposal, microwave, water heater, and gas-log fireplaces.
The property has fenced exterior space and additional concrete parking. It is positioned just south of I-40 between Czech Hall and Mustang Road in Yukon, within Canadian County. The address includes units 404 and 406.
The property has fenced exterior space and additional concrete parking. It is positioned just south of I-40 between Czech Hall and Mustang Road in Yukon, within Canadian County. The address includes units 404 and 406.
Key Highlights
- Duplex at 404 N Willowood Drive, units 404 and 406
- Property size of 2784; built in 2003
- Central air, electric service, and natural gas
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
$18,089
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
4.93%
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%
$361,780
$361.8K
Cap Rate 7%
$258,414
$258.4K
Cap Rate 9%
$200,989
$201.0K
Market Conditions
NOI Build-Up for 2,784 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
$28.4K $10.20/SF
− Vacancy
−$2.6K −$0.92/SF
EGI
$25.8K $9.28/SF
− OpEx
−$7.8K −$2.78/SF
NOI
$18.1K $6.50/SF
Area
Canadian County, OK
Vacancy
9.00%
Lease Rate
$10.20 /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%
$361,780
Cap Rate 7%
$258,414
Cap Rate 9%
$200,989
Alternative Uses
Best Use
Multifamily LT 5
$258.4K
$226.1K – $301.5K
NOI $18,089 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$217.3K
$190.2K – $253.6K
NOI $15,214 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$606.2K
$530.4K – $707.2K
NOI $42,433 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
268
Businesses Nearby
Explore this area
Business Placement
Demographics for 73099, OK
83,213
Population
32,654
Households
2.5
Avg Household Size
35
Median Age
35%
College-Educated
94%
High-School Grad
124.7 sq mi
ZIP Area
667
Density / Sq Mi
$86,198
Median Household Income
$46,490
Median Earnings
$1,255
Median Rent
$229,400
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 - Two-unit property with central air, natural gas, modern kitchen appliances, and additional concrete parking.
Where is this duplex located?
The property is located at 404 N Willowood Drive 404 & 406 Yukon, OK.
What is the asking price?
The asking price for this property is $367,000.
What are key features of this property?
This property features: Duplex at 404 N Willowood Drive, units 404 and 406; Property size of 2784; built in 2003; Central air, electric service, and natural gas
