2-Unit Tenant-Occupied
For Sale
$325,000
Pending
6304 NW 82nd St, Oklahoma City, OK 73132
Both residences are leased and offer two-bedroom, two-bath layouts.
Property Size3,372 SF
Days on Market44
Property Features for 6304 NW 82nd St
General Information
Standard status
Pending
Size
3,372 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1970
Buildings
1
Tenancy
Multi
Listing Agency:
Spearhead Realty Group LLC
Listed By:
Cassi R Justiz, Rafael Justiz
Source:
Alloverok
Added: Jul 21
Changed: Aug 31
Last Checked: Sep 1 at 10:10PM
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 Spearhead Realty Group LLC
Investment Insights
Based on property information with market context.
This duplex contains two separately configured residences, with each side offering two bedrooms and two bathrooms. The property provides approximately 3,372 total square feet across both units and was constructed in 1970. Both units are occupied under existing leases, providing an established rental setup for the next owner.
The property is located at 6304 NW 82nd St in Oklahoma City, within the Putnam City school district. Access to major roads and proximity to Lake Hefner are additional locational attributes identified for the property.
The property is located at 6304 NW 82nd St in Oklahoma City, within the Putnam City school district. Access to major roads and proximity to Lake Hefner are additional locational attributes identified for the property.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 2 bathrooms on each side
- Approximately 3,372 total square feet across both units
- Both units are tenant‑occupied under existing leases
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
$28,482
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
8.76%
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%
$569,640
$569.6K
Cap Rate 7%
$406,886
$406.9K
Cap Rate 9%
$316,467
$316.5K
Market Conditions
NOI Build-Up for 3,372 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
$54.6K $16.20/SF
− Vacancy
−$2.8K −$0.84/SF
EGI
$51.8K $15.36/SF
− OpEx
−$23.3K −$6.91/SF
NOI
$28.5K $8.45/SF
Area
Oklahoma City, OK
Vacancy
5.20%
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%
$569,640
Cap Rate 7%
$406,886
Cap Rate 9%
$316,467
Alternative Uses
Best Use
Multifamily LT 5
$439.7K
$384.8K – $513.0K
NOI $30,782 @ 7.0% cap · market cap 9.47%
Second Best
Apartment 5plus
$406.9K
$356.0K – $474.7K
NOI $28,482 @ 7.0% cap · market cap 8.76%
Theoretical Best
Specialty Retail
$1.15M
$1.01M – $1.35M
NOI $80,726 @ 7.0% cap · market cap 24.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
881
Businesses Nearby
Explore this area
Business Placement
Demographics for 73132, OK
28,394
Population
12,592
Households
2.3
Avg Household Size
36
Median Age
31%
College-Educated
92%
High-School Grad
7.6 sq mi
ZIP Area
3,736
Density / Sq Mi
$58,750
Median Household Income
$37,243
Median Earnings
$1,058
Median Rent
$200,500
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 - Both residences are leased and offer two-bedroom, two-bath layouts.
Where is this duplex located?
The property is located at 6304 NW 82nd St Oklahoma City, 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: Two‑unit duplex with 2 bedrooms and 2 bathrooms on each side; Approximately 3,372 total square feet across both units; Both units are tenant‑occupied under existing leases
