Remodeled Half
New
For Sale
$179,900
4902 S Hickory Avenue, Broken Arrow, OK 74011
Residential, Contemporary, Broken Arrow, OK
Property Size1,436 SF
Lot Size0.17 Acres
Price / SF$125.28
Days on Market3
Property Features for 4902 S Hickory Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1
Window features
Vinyl Frames
Patio and Porch features
Porch, Patio
Interior features
Cable TV Wired
Exterior features
Gutters
Fencing
Chain Link, Privacy
Fireplace
1
Appliances
Dishwasher, Range/Oven
Subdivision
Greentree amd
Lot features
Mature Trees
Elementary school
Leisure Park
High school
Broken Arrow
Elementary school district
Broken Arrow - Sch Dist (3)
Middle school district
Broken Arrow - Sch Dist (3)
High school district
Broken Arrow - Sch Dist (3)
Directions
POB: The intersection of Florence Ave & Elm Pl, go west on Florence Ave, south at Hickory Ave to the half duplex.
Standard status
Active
APN
79420-84-34-69060
Size
1,436 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
LT 8 BLK 3 GREENTREE AMD
Tax Annual Amount
1094
Legal Description
LT 8 BLK 3 GREENTREE AMD
Utilities
Utilities
Cable Available
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1982
Floors in Building
1
Flooring type
Tile, Carpet
Building materials
Wood Frame
Roof type
Fiberglass
Architectural style
Contemporary
Listing Agency:
The Garrison Group LLC.
Listed By:
Kelly Garrison · License #150793
(918) 808-3065
Added: Sep 18
Changed: Sep 19
Last Checked: Sep 20 at 11:06PM
MLS# 2634230
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.
Investment Insights
Based on property information with market context.
This contemporary half duplex offers 1,436 square feet of reported property size and includes three bedrooms, two bathrooms, and a one-vehicle garage. The garage was converted back from living space, and the reported square footage includes the prior garage conversion. Interior improvements include a peninsula kitchen with subway tile backsplash, updated bathrooms, carpet and vinyl plank flooring, fresh interior and exterior paint, new blinds, and selected replacement doors. The property also features central heating and cooling, a fireplace, patio, porch, gutters, and chain-link and privacy fencing.
Built in 1982 on a 0.168-acre lot, the home has a fiberglass roof that is less than one year old, along with a new garage door, opener, and sliding door. The property is near major highways, schools, and shopping, with cable availability and a dishwasher and range/oven included.
Built in 1982 on a 0.168-acre lot, the home has a fiberglass roof that is less than one year old, along with a new garage door, opener, and sliding door. The property is near major highways, schools, and shopping, with cable availability and a dishwasher and range/oven included.
Key Highlights
- 1,436 square feet of reported property size with three bedrooms and two bathrooms
- Half duplex with a one‑vehicle garage converted back from living space
- 0.168‑acre lot with patio, porch, gutters, and chain‑link and privacy fencing
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
$13,039
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
7.25%
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%
$260,780
$260.8K
Cap Rate 7%
$186,271
$186.3K
Cap Rate 9%
$144,878
$144.9K
Market Conditions
NOI Build-Up for 1,436 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
$19.8K $13.80/SF
− Vacancy
−$1.2K −$0.83/SF
EGI
$18.6K $12.97/SF
− OpEx
−$5.6K −$3.89/SF
NOI
$13.0K $9.08/SF
Area
Broken Arrow, OK
Vacancy
6.00%
Lease Rate
$13.80 /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%
$260,780
Cap Rate 7%
$186,271
Cap Rate 9%
$144,878
Alternative Uses
Best Use
Multifamily LT 5
$186.3K
$163.0K – $217.3K
NOI $13,039 @ 7.0% cap · market cap 7.25%
Second Best
Apartment 5plus
$167.6K
$146.7K – $195.6K
NOI $11,733 @ 7.0% cap · market cap 6.52%
Theoretical Best
Office A
$335.9K
$293.9K – $391.9K
NOI $23,513 @ 7.0% cap · market cap 13.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Explore this area
Business Placement
Demographics for 74011, OK
31,803
Population
12,898
Households
2.5
Avg Household Size
39
Median Age
41%
College-Educated
96%
High-School Grad
23.8 sq mi
ZIP Area
1,336
Density / Sq Mi
$95,643
Median Household Income
$50,906
Median Earnings
$1,303
Median Rent
$244,900
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Contemporary residence with a one-car garage, updated kitchen and baths, new windows, central HVAC, patio, and fenced outdoor space.
Where is this duplex located?
The property is located at 4902 S Hickory Avenue Broken Arrow, OK.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: 1,436 square feet of reported property size with three bedrooms and two bathrooms; Half duplex with a one‑vehicle garage converted back from living space; 0.168‑acre lot with patio, porch, gutters, and chain‑link and privacy fencing
