Remodeled Duplex with Two
For Sale
$195,000
417 N Muskogee Ave, Claremore, OK 74017
Both residences are occupied and include washer and dryer connections.
Property Size1,263 SF
Price / SF$154.39
Days on Market8
Property Features for 417 N Muskogee Ave
General Information
Standard status
Active
Size
1,263 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Amenities
washer/dryer connections
Building Details
Year Built
1950
Year Renovated
2023
Buildings
1
Tenancy
Multi
Listing Agency:
C21/Wright Real Estate
Listed By:
Century 21 Wright Real Estate
(918) 456-5288
Source:
Century21wright
Added: Sep 19
Changed: Sep 24
Last Checked: Sep 26 at 6:38AM
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 C21/Wright Real Estate
Investment Insights
Based on property information with market context.
This 1,263-square-foot duplex contains two one-bedroom, one-bath residences, each with a spacious living area and washer and dryer connections. The interiors were remodeled in 2023, providing updated finishes throughout the units. Built in 1950, the property is being offered in its current condition.
Both units are tenant-occupied. The property is located at 417 N Muskogee Avenue in Claremore, Oklahoma. Showings require 24-hour notice, and access must be coordinated without disturbing the occupants.
Both units are tenant-occupied. The property is located at 417 N Muskogee Avenue in Claremore, Oklahoma. Showings require 24-hour notice, and access must be coordinated without disturbing the occupants.
Key Highlights
- Two‑unit duplex with 1 bedroom and 1 bathroom in each residence
- 1,263 SF property built in 1950
- Both interiors remodeled in 2023
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
$8,419
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
4.32%
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%
$168,380
$168.4K
Cap Rate 7%
$120,271
$120.3K
Cap Rate 9%
$93,544
$93.5K
Market Conditions
NOI Build-Up for 1,263 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
$17.3K $13.68/SF
− Vacancy
−$2.0K −$1.56/SF
EGI
$15.3K $12.12/SF
− OpEx
−$6.9K −$5.45/SF
NOI
$8.4K $6.67/SF
Area
Rogers County, OK
Vacancy
11.40%
Lease Rate
$13.68 /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%
$168,380
Cap Rate 7%
$120,271
Cap Rate 9%
$93,544
Alternative Uses
Best Use
Apartment 5plus
$120.3K
$105.2K – $140.3K
NOI $8,419 @ 7.0% cap · market cap 4.32%
Second Best
Multifamily LT 5
$101.4K
$88.7K – $118.3K
NOI $7,095 @ 7.0% cap · market cap 3.64%
Theoretical Best
Specialty Retail
$316.3K
$276.8K – $369.1K
NOI $22,143 @ 7.0% cap · market cap 11.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,332
Businesses Nearby
Explore this area
Business Placement
Demographics for 74017, OK
29,083
Population
12,038
Households
2.4
Avg Household Size
40
Median Age
23%
College-Educated
92%
High-School Grad
140.5 sq mi
ZIP Area
207
Density / Sq Mi
$65,519
Median Household Income
$38,165
Median Earnings
$1,015
Median Rent
$184,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences are occupied and include washer and dryer connections.
Where is this duplex located?
The property is located at 417 N Muskogee Ave Claremore, OK.
What is the asking price?
The asking price for this property is $195,000.
What are key features of this property?
This property features: Two‑unit duplex with 1 bedroom and 1 bathroom in each residence; 1,263 SF property built in 1950; Both interiors remodeled in 2023
