1112 W Memphis St · Broken Arrow, OK 74012

$185,000

3 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 1 Days on market

Built 1978 7,475 sqft lot Est $198k · 7% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.0/30.0
• ARV discount +10.5/15.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ABSOLUTELY IMMACULATE! UPDATED INC. MICROWAVE, RANGE, DISHWASHER. A/C, HEAT, HW HEATER ALL RECENT. ROOF IS 1.5 YRS. GAS LOG FP W/ GLASS DOORS. FABULOUS DECK, PARTIALLY COVERED, GREAT FOR ENTERTAINING!MOVE-IN READY! REF, WSH/DRY CAN STAY - NOT WARRANTED.

Key facts

• Hvac
• Appliances
• Newer roof

Tags

• NEWER ROOF
• HVAC
• HOT WATER HEATER
• APPLIANCES
• PRIVACY FENCE
• CARPET-FREE INTERIOR

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Stone and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Deck; Pergola; Privacy fencing; Mature trees; No other exterior features specified

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven; Range; Plumbed for ice maker; Disposal; Gas water heater
• Bedrooms: Master bedroom (first floor); Two additional bedrooms (first floor)
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom with bathtub (hall bath, first floor)
• Heating & cooling: Central heating (gas); Central air conditioning; Gas log and wood-burning fireplace (1)
• Interior features: Granite counters; Stone counters; Gas range connection; Aluminum window frames; None (no additional interior features specified)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (in garage)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (13.8% below list).
• Recommended offer: $160k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% in Broken Arrow — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#7 in OK, #2,691 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Broken Arrow (suburban): math 23% / reading 28% proficiency, ranked #79 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lynn Wood Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 395 students, 0% FRL); Oliver Ms (math 20% / reading 28%, grade F, #109 of 345 statewide, top 32%, 898 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.9%/yr); 445 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $185k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,543 (13.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $198,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 W Memphis St	0.08mi	3/1.0	1,119 (+3%)	1mo	$222,000	$198	91
1009 S Elm Pl	0.29mi	3/1.0	1,050 (-4%)	2mo	$205,000	$195	79
410 W Pittsburg Pl	0.45mi	3/1.5	1,092 (+0%)	2mo	$186,000	$170	75
504 W Toledo St	0.53mi	3/2.0	1,084 (-1%)	1mo	$200,000	$185	70
1705 S Poplar Ave	0.63mi	3/1.0	1,097 (+1%)	1mo	$176,500	$161	69
1817 S Elm Ave	0.73mi	3/1.0	1,056 (-3%)	1mo	$210,000	$199	60
1606 S Ash Ave	0.64mi	3/1.0	1,028 (-6%)	2mo	$187,500	$182	59
523 W Urbana St	0.61mi	3/2.0	1,152 (+6%)	2mo	$105,000	$91	57
1628 S Redbud Pl	0.68mi	3/1.0	1,022 (-6%)	2mo	$184,900	$181	56
116 W Memphis St	0.57mi	3/1.0	972 (-11%)	2mo	$215,000	$221	54
1020 W Washington Pl	0.74mi	3/1.0	1,204 (+10%)	2mo	$210,000	$174	47
1725 S Pine Ave	0.70mi	3/1.5	1,230 (+13%)	1mo	$205,000	$167	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-24,317
• Equity at exit: $27,584

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-14,276
• Equity at exit: $15,995

Cash invested: $51,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74012

• Rents YoY: 2.9%
• Active inventory: 445
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$970
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $91

Break-even live

Break-even rent $1,480

Max offer price $185,000

Occupancy floor 89%

Sensitivity live

Price	-10% $196	-5% $143	+0% $91	+5% $39	+10% $-14
Rent	-10% $-35	-5% $28	+0% $91	+5% $154	+10% $217
Rate	-1.0pp $184	-0.5pp $138	base $91	+0.5pp $43	+1.0pp $-6

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 W Houston St Broken Arrow, OK	1.0–2.0	1.0–2.0	800	$1,170	$1.46	13d	10	0.22mi
1947 W Houston St Broken Arrow, OK	1.0–2.0	1.0–2.0	830	$1,290	$1.55	4d	12	0.63mi
513 W Dallas St Unit A Broken Arrow, OK	3.0	2.0	1322	$1,850	$1.40	5d	1	0.63mi
513 W Dallas St Unit B Broken Arrow, OK	3.0	2.0	1362	$1,850	$1.36	25d	1	0.63mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	3d	1	0.78mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	25d	1	0.78mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	25d	1	0.78mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	17d	1	0.90mi
921 W Midway St Broken Arrow, OK	3.0	1.0	1026	$1,430	$1.39	17d	1	1.09mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	5d	1	1.13mi
322 S 6th St Broken Arrow, OK	3.0	1.0	1056	$1,600	$1.52	25d	1	1.18mi
909 E Quincy St Apt 4 Broken Arrow, OK	2.0	1.0	870	$1,123	$1.29	25d	1	1.21mi
126 E Midway St Unit 122 Broken Arrow, OK	3.0	2.5	1363	$2,000	$1.47	13d	1	1.32mi
820 N Birch Ave Broken Arrow, OK	2.0	2.0	1182	$1,128	$0.95	23d	1	1.34mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	25d	1	1.34mi
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	25d	1	1.36mi

Listing history 10 events

1. 2026-05-22
   status Pending
2. 2026-05-21
   listed $185,000 Active
3. 2004-05-20
   soldstatus $85,000
4. 2004-05-18
   soldstatus $85,000 253-char remark

   Show marketing remark (253 chars)

   ABSOLUTELY IMMACULATE! UPDATED INC. MICROWAVE, RANGE, DISHWASHER. A/C, HEAT, HW HEATER ALL RECENT. ROOF IS 1.5 YRS. GAS LOG FP W/ GLASS DOORS. FABULOUS DECK, PARTIALLY COVERED, GREAT FOR ENTERTAINING!MOVE-IN READY! REF, WSH/DRY CAN STAY - NOT WARRANTED.

5. 2004-04-07
   historical 253-char remark

   Show marketing remark (253 chars)

   ABSOLUTELY IMMACULATE! UPDATED INC. MICROWAVE, RANGE, DISHWASHER. A/C, HEAT, HW HEATER ALL RECENT. ROOF IS 1.5 YRS. GAS LOG FP W/ GLASS DOORS. FABULOUS DECK, PARTIALLY COVERED, GREAT FOR ENTERTAINING!MOVE-IN READY! REF, WSH/DRY CAN STAY - NOT WARRANTED.

6. 2004-03-29
   listed $82,900 253-char remark

   Show marketing remark (253 chars)

   ABSOLUTELY IMMACULATE! UPDATED INC. MICROWAVE, RANGE, DISHWASHER. A/C, HEAT, HW HEATER ALL RECENT. ROOF IS 1.5 YRS. GAS LOG FP W/ GLASS DOORS. FABULOUS DECK, PARTIALLY COVERED, GREAT FOR ENTERTAINING!MOVE-IN READY! REF, WSH/DRY CAN STAY - NOT WARRANTED.

7. 1999-04-07
   soldstatus $70,500
8. 1999-03-12
   soldstatus $70,100 179-char remark

   Show marketing remark (179 chars)

   CALL LA FOR SECURITY CODE. UPDATED PAINT, PAPER, CARPETS. NEUTRAL COLORS. ONE OWNER. SPOTLESS. HUGE, ROOFED, CUSTOM DECK OUT BACK. NEW HEAT 98, SECURITY 97, DECK 96, EXT PAINT 95.

9. 1999-02-12
   historical 179-char remark

   Show marketing remark (179 chars)

   CALL LA FOR SECURITY CODE. UPDATED PAINT, PAPER, CARPETS. NEUTRAL COLORS. ONE OWNER. SPOTLESS. HUGE, ROOFED, CUSTOM DECK OUT BACK. NEW HEAT 98, SECURITY 97, DECK 96, EXT PAINT 95.

10. 1999-02-09
    listed $69,500 179-char remark

    Show marketing remark (179 chars)

    CALL LA FOR SECURITY CODE. UPDATED PAINT, PAPER, CARPETS. NEUTRAL COLORS. ONE OWNER. SPOTLESS. HUGE, ROOFED, CUSTOM DECK OUT BACK. NEW HEAT 98, SECURITY 97, DECK 96, EXT PAINT 95.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $1,465 · $122/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$200/yr (+$17/mo · 13.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,145
• − Mortgage interest: −$10,363
• − Property taxes: −$1,465
• − Insurance: −$925
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$5,382
• Taxable loss: −$2,053
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $1,585/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broken Arrow
• NCES district ID: 4005490
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $64,646
• Composite: 23.86/100
• National rank: #7801
• State rank: #79 of 270 in OK

Livability — Broken Arrow

• Score: 78/100
• State rank: #7
• US rank: #2691

Category grades

Amenities F Commute A+ Cost of living A+ Crime B+ Employment B+ Housing A+ Health & safety C+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broken Arrow, OK
• County: Tulsa County · 640,811 people
• City population: 144,172
• Metro: Tulsa, OK
• Population (ZIP): 65,060
• Household income: $81,456
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1378.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 63% Two or more races 13% Hispanic / Latino 11% Black 7% Asian 5% Native American 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 7% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.42%
• Current HPI: 214.1279
• Rent YoY: ▲ 2.94%
• Metro: Tulsa, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+166.2% since first listed

10 events — show timeline

• 2026-05-22 Pending — MLS Technology, Inc.
• 2026-05-21 Listed $185,000 MLS Technology, Inc.
• 2004-05-20 Sold (Public Records) $85,000 Public Records
• 2004-05-18 Sold (MLS) $85,000 MLS Technology, Inc.
• 2004-04-07 Listing Removed — MLS Technology, Inc.
• 2004-03-29 Listed $82,900 MLS Technology, Inc.
• 1999-04-07 Sold (Public Records) $70,500 Public Records
• 1999-03-12 Sold (MLS) $70,100 MLS Technology, Inc.
• 1999-02-12 Listing Removed — MLS Technology, Inc.
• 1999-02-09 Listed $69,500 MLS Technology, Inc.

Property tax history

+2.5%/yr

Latest (2025): $1,465 · +3.2% YoY. Source: county tax records.