Updated Two-Unit
For Sale
$348,000
6658 S Utica Place, Tulsa, OK 74136
Both residences are occupied and leased, with mirrored one-story layouts and private garages.
Property Size2,804 SF
Days on Market36
Property Features for 6658 S Utica Place
General Information
Standard status
Active
Size
2,804 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,466
Amenities
gas log fireplace
fenced backyards
interior laundry room
Building Details
Building Size
2,804 SF
Year Built
1996
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
McGraw, REALTORS
(918) 804-4101
Listed By:
Brent Clark · License #158323
(918) 804-4101
Source:
Eufaulaproperties
Added: Jul 16
Changed: Aug 13
Last Checked: Aug 19 at 3:48PM
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 McGraw, REALTORS
Investment Insights
Based on property information with market context.
This two-unit duplex was custom built in 1996 and features matching one-story floor plans. Each residence includes a large living room with a gas-log fireplace, an updated-appliance kitchen, breakfast area, three bedrooms, a primary suite with private bath and walk-in closet, a hall bathroom, interior laundry room, and two-car garage. Fenced backyards serve both units. Recent property updates include a new roof, HVAC systems, and hot water tank. Both sides are currently occupied and leased.
The property is located in Tulsa near shopping, restaurants, Tulsa River Trails, and Turkey Mountain Urban Wilderness. Access is provided to the St. Francis district, Interstate I-44, and Riverside Drive. The combination of mirrored layouts, recent improvements, and existing occupancy supports continued residential income use.
The property is located in Tulsa near shopping, restaurants, Tulsa River Trails, and Turkey Mountain Urban Wilderness. Access is provided to the St. Francis district, Interstate I-44, and Riverside Drive. The combination of mirrored layouts, recent improvements, and existing occupancy supports continued residential income use.
Key Highlights
- Both units are currently occupied and leased
- Custom‑built duplex completed in 1996
- Recent updates include a new roof, HVAC, and hot water tank
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
$23,900
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
6.87%
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%
$478,000
$478.0K
Cap Rate 7%
$341,429
$341.4K
Cap Rate 9%
$265,556
$265.6K
Market Conditions
NOI Build-Up for 2,804 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
$37.7K $13.44/SF
− Vacancy
−$3.5K −$1.26/SF
EGI
$34.1K $12.18/SF
− OpEx
−$10.2K −$3.65/SF
NOI
$23.9K $8.52/SF
Area
ZIP 74136
Vacancy
9.40%
Lease Rate
$13.44 /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%
$478,000
Cap Rate 7%
$341,429
Cap Rate 9%
$265,556
Alternative Uses
Best Use
Multifamily LT 5
$341.4K
$298.8K – $398.3K
NOI $23,900 @ 7.0% cap · market cap 6.87%
Second Best
Apartment 5plus
$314.4K
$275.1K – $366.8K
NOI $22,010 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$608.0K
$532.0K – $709.4K
NOI $42,561 @ 7.0% cap · market cap 12.23%
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
1,282
Businesses Nearby
Explore this area
Business Placement
Demographics for 74136, OK
30,416
Population
16,375
Households
1.9
Avg Household Size
38
Median Age
38%
College-Educated
91%
High-School Grad
7.7 sq mi
ZIP Area
3,950
Density / Sq Mi
$51,314
Median Household Income
$35,072
Median Earnings
$926
Median Rent
$292,200
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 occupied and leased, with mirrored one-story layouts and private garages.
Where is this duplex located?
The property is located at 6658 S Utica Place Tulsa, OK.
What is the asking price?
The asking price for this property is $348,000.
What are key features of this property?
This property features: Both units are currently occupied and leased; Custom‑built duplex completed in 1996; Recent updates include a new roof, HVAC, and hot water tank
