Updated Duplex Near Rose
For Sale
$365,000
720 W El Paso Street Broken, Broken Arrow, OK 74012
Well-maintained duplex with updated units near the Rose District.
Property Size2,580 SF
Days on Market350
Property Features for 720 W El Paso Street Broken
General Information
Standard status
Active
Size
2,580 SF
Property subtype
Duplex
Amenities
Gas
Central
Central Air
Dishwasher
Disposal
Gas Water Heater
Microwave
Oven
Range
Patio, Porch, Electricity Available, Natural Gas Available, Water Available, Asphalt, Fiberglass
Building Details
Building Size
2,580 SF
Year Built
1998
Listing Agency:
InVision Realty
(904) 759-1487
Listed By:
Tracey Payne · License #336952
Source:
Kw
Added: Aug 26, 2025
Changed: Aug 9
Last Checked: Jul 15 at 10:51PM
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 InVision Realty
Investment Insights
Based on property information with market context.
This well-maintained duplex presents an investment opportunity, located approximately half a mile from the Rose District and 20 minutes from Downtown Tulsa. Unit 722 was updated in 2020 with new flooring, painted cabinets and walls, new lighting fixtures, countertops, faucets, vertical blinds, stove, microwave, and an ice maker in the freezer. Unit 720 received new carpet in 2024. The exterior was painted in 2024, and a new divider fence was added between the units. One unit features 3 bedrooms and 2 bathrooms, while the other offers 2 bedrooms and 2 bathrooms. Both units include a 2-car garage. The property can be sold with MLS # 2537061, 2537056, 2537059.
Key Highlights
- Excellent investment opportunity in a well‑maintained duplex.
- Prime location: Half a mile from the Rose District and 20 minutes to Downtown Tulsa.
- Unit 722 fully updated in 2020 with new flooring, painted cabinets and walls, new lighting fixtures, countertops, faucets, vertical blinds, stove, microwave, and ice maker.
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
$23,427
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
6.42%
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%
$468,540
$468.5K
Cap Rate 7%
$334,671
$334.7K
Cap Rate 9%
$260,300
$260.3K
Market Conditions
NOI Build-Up for 2,580 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
$35.6K $13.80/SF
− Vacancy
−$2.1K −$0.83/SF
EGI
$33.5K $12.97/SF
− OpEx
−$10.0K −$3.89/SF
NOI
$23.4K $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%
$468,540
Cap Rate 7%
$334,671
Cap Rate 9%
$260,300
Alternative Uses
Best Use
Multifamily LT 5
$334.7K
$292.8K – $390.5K
NOI $23,427 @ 7.0% cap · market cap 6.42%
Second Best
Apartment 5plus
$301.1K
$263.5K – $351.3K
NOI $21,080 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$603.5K
$528.1K – $704.1K
NOI $42,244 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
907
Businesses Nearby
Explore this area
Business Placement
Demographics for 74012, OK
63,918
Population
26,069
Households
2.5
Avg Household Size
37
Median Age
34%
College-Educated
94%
High-School Grad
24.8 sq mi
ZIP Area
2,577
Density / Sq Mi
$80,079
Median Household Income
$44,321
Median Earnings
$1,211
Median Rent
$223,100
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 - Well-maintained duplex with updated units near the Rose District.
Where is this duplex located?
The property is located at 720 W El Paso Street Broken Broken Arrow, OK.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Excellent investment opportunity in a well‑maintained duplex.; Prime location: Half a mile from the Rose District and 20 minutes to Downtown Tulsa.; Unit 722 **fully updated in 2020** with new flooring, painted cabinets and walls, new lighting fixtures, countertops, faucets, vertical blinds, stove, microwave, and ice maker.
