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    Broken Arrow Duplex Opportunity Title is generated by Realmo AI

    4517 S Gum Avenue, Broken Arrow, OK 74011

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    For Sale
    $325,000

    DUPLEX - Broken Arrow, OK

    Property size:
    2,464 SF
    Lot size:
    0.27 Acres
    Price / SF:
    $131/SF
    Added:
    Sep 11, 2025
    Days on Market:
    248
    Last Refresh:
    May 16 at 6:06 pm

    Property Features for 4517 S Gum Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    3
    Bathrooms
    2
    Rooms
    Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 1, Bedroom 3
    Window features
    Aluminum Frames
    Interior features
    Smoke Detector
    Fireplace
    1
    Appliances
    Dishwasher, Disposal, Range/Oven, Refrigerator
    Standard status
    Active
    APN
    80200-84-27-67940
    Size
    2,464 SF
    Lot size
    0.27 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    LT 15 BLK 7
    Tax Annual Amount
    1629

    Utilities

    Utilities
    Cable Available
    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1980
    Floors in Building
    1
    Flooring type
    Wood
    Building materials
    Wood Frame

    We can help!

    Listing Contact
    Keilani Rolls

    Listing agent Keilani Rolls License #160927

    Listing office Shyft Real Estate LLC 2920 E 27th Pl, Tulsa, OK

    Listing date Sep 11, 2025

    MLS# 2539247 Listing URL

    Copyright © 2026 MLS Technology, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Duplex featuring two units, each with 3 bedrooms and 2 bathrooms, totaling approximately 2,464 sq ft.
    • Located in Broken Arrow, ranked #12 nationally as a "Best Place to Live" by U.S. News & World Report (2025).
    • Each unit includes a living room with fireplace, full kitchen, and private one‑car garage.
    • Fully fenced backyard for each unit.
    • Strong local economy with low unemployment (2.95%) and high median household income (~$86,442).
    • Stable tenant pool due to diverse employment base.

    Overview

    This duplex in Broken Arrow offers stability and growth potential. Each side features approximately 1,232 square feet, totaling 2,464 square feet per court records. Each unit includes three bedrooms, two bathrooms, a living room with a fireplace, a full kitchen, a private one-car garage, and a fully fenced backyard. Broken Arrow is ranked #12 nationally on U.S. News & World Report's 2025 "Best Places to Live" list. The city has a median household income of approximately $86,442 and a low unemployment rate of 2.95%, indicating a strong economy and consistent rental demand. Major employers in the area include Broken Arrow Public Schools, FlightSafety International, Zeeco, and Oxford HealthCare, contributing to a stable workforce and reliable tenant pool. The property is located on a lot of 0.272 acres.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $248.6K
    NOI $22,374 @ 9.00% cap · cautious / downside scenario
    Moderate
    $319.6K
    NOI $22,374 @ 7.00% cap · market / base-case scenario
    Aggressive
    $447.5K
    NOI $22,374 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $34.0k $13.80
    − Vacancy −$2.0k −$0.83
    EGI $32.0k $12.97
    − OpEx −$9.6k −$3.89
    NOI $22.4k $9.08
    2,464 SF · lease $13.80/SF/yr · vacancy 6.00% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $319.6K
    $279.7K – $372.9K (±1% cap)
    NOI $22,374 @ 7.0% cap · market cap 6.88%
    Second Best
    Apartment 5plus
    $287.6K
    $251.7K – $335.5K (±1% cap)
    NOI $20,132 @ 7.0% cap · market cap 6.19%
    Theoretical Best
    Office A
    $576.4K
    $504.3K – $672.4K (±1% cap)
    NOI $40,345 @ 7.0% cap · market cap 12.41%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Broken Arrow
    County
    Wagoner
    State
    Oklahoma
    Longitude
    -95.798706
    Latitude
    36.006294

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    FAQs

    What type of property is this?
    Duplex - Spacious duplex in thriving Broken Arrow location.
    Where is this duplex located?
    The property is located at 4517 S Gum Avenue Broken Arrow, OK.
    What is the asking price?
    The asking price for this property is $325,000.
    What are key features of this property?
    This property features: Duplex featuring two units, each with 3 bedrooms and 2 bathrooms, totaling approximately 2,464 sq ft.; Located in Broken Arrow, ranked #12 nationally as a "Best Place to Live" by U.S. News & World Report (2025).; Each unit includes a living room with fireplace, full kitchen, and private one‑car garage.
    (539) 777-5007
    We can help!
    Listing Contact
    Keilani Rolls
    Real Estate License ID: 160927
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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