610 S Birch Ave · Broken Arrow, OK 74012

$249,900

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 3 Days on market

Built 1980 10,356 sqft lot Est $240k · at est.

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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 +19.0/30.0
• DSCR +6.0/10.0
• ARV discount +5.6/15.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 4-bedroom, 2.5-bath home siting on a large Residential lot, ideally located within walking distance of the Rose District and the Broken Arrow Performing Arts Center. Enjoy dining, shopping, and entertainment just moments from your doorstep. New roof, Light and plumbing Fixtures, New quartz counter tops, carpet and vinyl flooring just installed! New driveway poured and sod laid in front yard. Don't miss this opportunity-schedule your private tour today!

Key facts

• Residential lot
• Walking distance
• Rose district

Tags

• RESIDENTIAL LOT
• WALKING DISTANCE
• ROSE DISTRICT
• DINING SHOPPING ENTERTAINMENT
• NEW ROOF
• NEW QUARTZ COUNTER TOPS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/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 $218k (12.8% below list).
• Recommended offer: $218k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: schools D+, 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.
• Market conditions: Rents rising (+2.9%/yr); 444 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 32% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $218,009 (12.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $239,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 S Birch Ave	0.00mi	4/2.5	1,536 (0%)	0mo	$257,550	$168	94
917 S Birch Pl	0.23mi	4/2.0	1,669 (+9%)	3mo	$279,900	$168	68
220 W Memphis St	0.31mi	3/2.0 (-1)	1,600 (+4%)	2mo	$284,000	$178	68
918 S Birch Pl	0.24mi	3/2.5 (-1)	1,446 (-6%)	3mo	$220,000	$152	66
1100 W Oakridge St	0.64mi	4/2.0	1,557 (+1%)	2mo	$155,000	$100	62
1629 S Date Ave	0.68mi	3/2.0 (-1)	1,520 (-1%)	1mo	$220,000	$145	57
1622 S Ash Pl	0.65mi	3/1.5 (-1)	1,611 (+5%)	2mo	$227,000	$141	53
309 S 5th Pl	0.60mi	3/2.0 (-1)	1,616 (+5%)	4mo	$265,000	$164	51
1017 W Pittsburg Pl	0.74mi	3/2.0 (-1)	1,539 (+0%)	7mo	$263,000	$171	50
1642 S Ash Pl	0.71mi	3/1.5 (-1)	1,412 (-8%)	0mo	$220,000	$156	46
1013 W Memphis St	0.57mi	3/2.0 (-1)	1,757 (+14%)	4mo	$250,000	$142	37
309 S 7th St	0.70mi	3/2.0 (-1)	1,369 (-11%)	8mo	$195,000	$142	34

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-24,250
• Equity at exit: $37,261

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-928
• Equity at exit: $21,607

Cash invested: $69,972 (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: 444
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $259

Break-even live

Break-even rent $1,852

Max offer price $249,900

Occupancy floor 83%

Sensitivity live

Price	-10% $401	-5% $330	+0% $259	+5% $188	+10% $118
Rent	-10% $87	-5% $173	+0% $259	+5% $345	+10% $431
Rate	-1.0pp $385	-0.5pp $323	base $259	+0.5pp $194	+1.0pp $129

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 W Fort Worth St Unit 507 Broken Arrow, OK	3.0	2.5	1621	$2,850	$1.76	17d	1	0.20mi
511 W Fort Worth St Unit 511 Broken Arrow, OK	3.0	2.5	1621	$2,650	$1.63	17d	1	0.20mi
221 W Commercial St Broken Arrow, OK	3.0	1.5	2192	$1,895	$0.86	17d	1	0.29mi
513 W Dallas St Unit B Broken Arrow, OK	3.0	2.0	1362	$1,850	$1.36	24d	1	0.30mi
513 W Dallas St Unit A Broken Arrow, OK	3.0	2.0	1322	$1,850	$1.40	4d	1	0.30mi
221 W Detroit St Broken Arrow, OK	4.0	2.5	1829	$2,300	$1.26	17d	1	0.50mi
322 S 6th St Broken Arrow, OK	3.0	1.0	1056	$1,600	$1.52	24d	1	0.59mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	24d	1	0.75mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	17d	1	0.77mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	22d	1	0.77mi
126 E Midway St Unit 122 Broken Arrow, OK	3.0	2.5	1363	$2,000	$1.47	12d	1	0.80mi
301 N 10th St Broken Arrow, OK	3.0	2.0	1222	$1,695	$1.39	11d	1	1.03mi
606 N Village Ave Broken Arrow, OK	3.0	1.5	1434	$1,528	$1.07	3d	1	1.20mi
1240 E Richmond St Broken Arrow, OK	3.0	2.0	1506	$1,800	$1.20	22d	1	1.28mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	17d	1	1.35mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	24d	1	1.37mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	3d	1	1.37mi

Listing history 2 events

1. 2026-04-26
   status Pending
2. 2026-04-22
   listed $249,900 Active

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $2,249 · $187/mo
• Expected delta: +$1,667/yr (+$139/mo · 286.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $26,161
• − Mortgage interest: −$13,998
• − Property taxes: −$582
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$7,270
• Taxable loss: −$1,124
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $3,380/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

2 events — show timeline

• 2026-04-26 Pending — MLS Technology, Inc.
• 2026-04-22 Listed $249,900 MLS Technology, Inc.

Property tax history

-0.1%/yr

Latest (2025): $582 · -0.2% YoY. Source: county tax records.