Two-Unit Duplex
New
For Sale
$369,000
6920 S 78th East Ave, Tulsa, OK 74133
Both residences are occupied and include private garages, multi-level layouts, fireplaces, and vaulted living-room ceilings.
Property Size3,120 SF
Price / SF$118.27
Days on Market3
Property Features for 6920 S 78th East Ave
General Information
Standard status
Active
Size
3,120 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Building Details
Year Built
1983
Tenancy
Multi
Listing Agency:
eXp Realty, LLC
Listed By:
Luke Gehring
(888) 560-3964
Source:
Accentrealtors
Added: Sep 13
Last Checked: Sep 14 at 2:49PM
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 eXp Realty, LLC
Investment Insights
Based on property information with market context.
This duplex includes two residences totaling 3,120 square feet, with each side offering three bedrooms, 2.5 baths, and a two-car garage. Built in 1983, the property features a two-level floor plan with the primary suite and half bath on the lower level, while two additional bedrooms and a full bath are upstairs. Vaulted living-room ceilings and a fireplace add distinctive interior features to each unit.
Both residences are currently tenant occupied. The roof is approximately 7 years old, and the HVAC systems date to 2019 and 2011. Water heaters were installed in 2022 and 2008. The property includes 6918 and 6920 S 78th East Ave.
Both residences are currently tenant occupied. The roof is approximately 7 years old, and the HVAC systems date to 2019 and 2011. Water heaters were installed in 2022 and 2008. The property includes 6918 and 6920 S 78th East Ave.
Key Highlights
- Two duplex residences totaling 3,120 square feet
- Each side has 3 bedrooms, 2.5 baths, and a 2‑car garage
- Two‑level layouts with primary suite and half bath downstairs
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
$28,180
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
7.64%
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%
$563,600
$563.6K
Cap Rate 7%
$402,571
$402.6K
Cap Rate 9%
$313,111
$313.1K
Market Conditions
NOI Build-Up for 3,120 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
$43.1K $13.80/SF
− Vacancy
−$2.8K −$0.90/SF
EGI
$40.3K $12.90/SF
− OpEx
−$12.1K −$3.87/SF
NOI
$28.2K $9.03/SF
Area
ZIP 74133
Vacancy
6.50%
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%
$563,600
Cap Rate 7%
$402,571
Cap Rate 9%
$313,111
Alternative Uses
Best Use
Multifamily LT 5
$402.6K
$352.3K – $469.7K
NOI $28,180 @ 7.0% cap · market cap 7.64%
Second Best
Apartment 5plus
$376.5K
$329.4K – $439.2K
NOI $26,354 @ 7.0% cap · market cap 7.14%
Theoretical Best
Office A
$828.0K
$724.5K – $966.0K
NOI $57,957 @ 7.0% cap · market cap 15.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,036
Businesses Nearby
Explore this area
Business Placement
Demographics for 74133, OK
48,331
Population
22,638
Households
2.1
Avg Household Size
38
Median Age
42%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
3,528
Density / Sq Mi
$73,983
Median Household Income
$43,897
Median Earnings
$1,129
Median Rent
$254,700
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 include private garages, multi-level layouts, fireplaces, and vaulted living-room ceilings.
Where is this duplex located?
The property is located at 6920 S 78th East Ave Tulsa, OK.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Two duplex residences totaling 3,120 square feet; Each side has 3 bedrooms, 2.5 baths, and a 2‑car garage; Two‑level layouts with primary suite and half bath downstairs
