Brand-New One-Level
For Sale
$399,000
817 11th Street, Claremore, OK 74017
New one-level duplex with full brick exterior and tile flooring, each side includes a complete appliance package.
Property Size2,322 SF
Price / SF$171.83
Days on Market245
Property Features for 817 11th Street
General Information
Standard status
Active
Size
2,322 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$250
Amenities
None, Gas
3
Tile
Cook Top Range, Dishwasher, Microwave, Oven, Range, Refrigerator
Vinyl Frame
Asphalt, Fiberglass
Brick Wall, No Fence
Covered, Patio, Porch
No Covered Parking.
Brick, Asphalt
No Pool
Building Details
Year Built
2025
Stories
1
Construction
Craftsman
Tenancy
Multi
Listing Agency:
(918) 341-1828
Listed By:
Dake Real Estate
(918) 344-2618
Source:
Xome
Added: Dec 8, 2025
Changed: Aug 8
Last Checked: Aug 10 at 3:03AM
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 Dake Real Estate
Investment Insights
Based on property information with market context.
This brand-new one-level duplex is designed for low maintenance and built in a Craftsman style. Each side is approximately 1,161 square feet per building permit and features tile throughout. The exterior is full brick on three sides, and the property includes a fully sodded yard with guttering. Appliances are included, including a range, oven, microwave, and refrigerator.
The duplex is located on the east side of Claremore in a very quiet area. It is about one mile from Downtown Claremore and roughly two miles from RSU, with access to a nearby lake and hiking and biking trails just minutes away.
Each unit offers a one-level layout suitable for owner-occupant or investment use, with the duplex configuration providing separate sides under the same property.
The duplex is located on the east side of Claremore in a very quiet area. It is about one mile from Downtown Claremore and roughly two miles from RSU, with access to a nearby lake and hiking and biking trails just minutes away.
Each unit offers a one-level layout suitable for owner-occupant or investment use, with the duplex configuration providing separate sides under the same property.
Key Highlights
- Brand‑new one‑level duplex built in 2025
- Full brick exterior on 3 sides and tile flooring throughout
- Each unit is approximately 1,161 SF per side (per building permit)
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
$15,479
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
3.88%
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%
$309,580
$309.6K
Cap Rate 7%
$221,129
$221.1K
Cap Rate 9%
$171,989
$172.0K
Market Conditions
NOI Build-Up for 2,322 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
$31.8K $13.68/SF
− Vacancy
−$3.6K −$1.56/SF
EGI
$28.1K $12.12/SF
− OpEx
−$12.7K −$5.45/SF
NOI
$15.5K $6.67/SF
Area
Rogers County, OK
Vacancy
11.40%
Lease Rate
$13.68 /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%
$309,580
Cap Rate 7%
$221,129
Cap Rate 9%
$171,989
Alternative Uses
Best Use
Apartment 5plus
$221.1K
$193.5K – $258.0K
NOI $15,479 @ 7.0% cap · market cap 3.88%
Second Best
Multifamily LT 5
$186.3K
$163.1K – $217.4K
NOI $13,044 @ 7.0% cap · market cap 3.27%
Theoretical Best
Specialty Retail
$581.6K
$508.9K – $678.5K
NOI $40,709 @ 7.0% cap · market cap 10.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
441
Businesses Nearby
Explore this area
Business Placement
Demographics for 74017, OK
29,083
Population
12,038
Households
2.4
Avg Household Size
40
Median Age
23%
College-Educated
92%
High-School Grad
140.5 sq mi
ZIP Area
207
Density / Sq Mi
$65,519
Median Household Income
$38,165
Median Earnings
$1,015
Median Rent
$184,400
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 - New one-level duplex with full brick exterior and tile flooring, each side includes a complete appliance package.
Where is this duplex located?
The property is located at 817 11th Street Claremore, OK.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Brand‑new one‑level duplex built in 2025; Full brick exterior on 3 sides and tile flooring throughout; Each unit is approximately 1,161 SF per side (per building permit)
