2905 S Aspen Ct · Broken Arrow, OK 74012

$240,000

4 bd · 2.0 ba · 2,924 sqft · SingleFamily public records · 16 Days on market

Built 1979 0.30 ac lot Est $392k · 39% under $4/mo HOA

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

New Pictures! Moving sale is over so you can see the house well! Worth another look! Discover the potential in this almost 3,000 sf home featuring 4 bedrooms, 3 bathrooms and two generous living areas. Designed for both everyday living and entertaining, the home also offers a separate dining room and an expansive outdoor living space complete with a deck and balcony. New roof was installed in August, 2024 with some new windows added throughout the home in October, 2022. The kitchen is highlighted by quartz countertops, while all bathrooms have some nice updates. With its flexible floor plan, this home presents a wonderful opportunity to add your personal style and make it your own. Located

Key facts

• Desirable schools
• Quartz countertops
• Separate dining room

Tags

• OUTDOOR LIVING SPACE
• SEPARATE DINING ROOM
• QUARTZ COUNTERTOPS
• FLEXIBLE FLOOR PLAN
• SOLID FOUNDATION
• DESIRABLE SCHOOLS

Property features AI

Finance

• Other: Has spa (hot tub)
• HOA & community: Annual association fee of $50; Community park access; Community gutter(s) feature

Exterior

• Parking: Attached garage (2 spaces)
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Two-story home; Faces west; Slab foundation
• Construction: Brick and wood siding on wood frame; Asphalt/fiberglass roof; Built per public records
• Exterior features: Sprinkler/irrigation system; Rain gutters; Balcony; Covered patio/porch; Deck; Porch; Mature trees

Interior

• Kitchen: Kitchen with pantry; Built-in oven; Cooktop; Oven; Range; Microwave; Dishwasher
• Bedrooms: Master bedroom with private bath and walk-in closet (Second level); Bedroom with private bath and walk-in closet (Second level); Bedroom with walk-in closet (First level); Bedroom with no bath and walk-in closet (First level)
• Flooring: Carpet; Tile; Wood veneer
• Bathrooms: 3 full bathrooms; Hall bath with double sink (First level); Private master bath
• Heating & cooling: Central heating (gas) with multiple heating units; Central air conditioning (two units)
• Interior features: High ceilings; Vaulted ceilings; Quartz counters; Stone counters; Ceiling fans; Vinyl and storm windows; Storm doors
• Laundry & utility: Utility room inside (First level); Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $114 ($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 $215k (10.3% below list).
• Recommended offer: $215k (10.3% 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: 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); 443 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• It's been on market 16 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 32y 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 $107k; list at $240k implies a 124% 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 $215,396 (10.3% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.90% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $391,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2901 S Gardenia Ave	0.50mi	4/3.0	2,916 (-0%)	2mo	$455,000	$156	70
2233 W Boston St	0.33mi	3/2.5 (-1)	2,800 (-4%)	11mo	$360,000	$129	61
2501 W Boston St	0.41mi	4/3.0	2,597 (-11%)	3mo	$290,000	$112	55
2704 W Montgomery St	0.57mi	4/2.5	2,702 (-8%)	6mo	$210,000	$78	54
3100 W Edgewater St	0.64mi	4/3.0	2,810 (-4%)	9mo	$477,500	$170	52
2716 S Beech Ave	0.23mi	5/3.0 (+1)	2,500 (-14%)	6mo	$335,000	$134	51
2904 W Canton St	0.68mi	4/2.5	2,671 (-9%)	4mo	$310,000	$116	49
2607 S Gardenia Ave	0.58mi	5/2.5 (+1)	2,680 (-8%)	10mo	$310,000	$116	44
3117 S Hemlock Ct	0.56mi	4/3.0	3,303 (+13%)	10mo	$467,500	$142	40
3726 S Fir Blvd	0.69mi	4/3.5	3,304 (+13%)	3mo	$525,000	$159	38
2605 W Washington Cir	0.66mi	4/2.5	2,532 (-13%)	11mo	$309,900	$122	36
3900 S Dogwood Blvd	0.75mi	4/3.5	3,206 (+10%)	12mo	$654,782	$204	33

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-31,768
• Equity at exit: $35,785

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-18,888
• Equity at exit: $20,751

Cash invested: $67,200 (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: 443
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,154 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$225 /mo · $2,700/yr
• Insurance: −$100
• HOA: −$4
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $114

Break-even live

Break-even rent $2,010

Max offer price $240,000

Occupancy floor 90%

Sensitivity live

Price	-10% $250	-5% $182	+0% $114	+5% $46	+10% $-22
Rent	-10% $-56	-5% $29	+0% $114	+5% $199	+10% $284
Rate	-1.0pp $235	-0.5pp $175	base $114	+0.5pp $52	+1.0pp $-11

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2614 S Gardenia Ave Broken Arrow, OK	3.0	2.5	2397	$1,950	$0.81	24d	1	0.57mi
3002 W Washington Pl Broken Arrow, OK	4.0	2.0	2211	$1,700	$0.77	4d	1	0.89mi
4308 S Walnut Ave Broken Arrow, OK	3.0	2.5	2659	$2,400	$0.90	24d	1	0.93mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	20d	1	1.32mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 13 events

1. 2026-06-18
   days on market $240,000 Active 16 DOM
2. 2026-06-17
   days on market $240,000 Active 15 DOM
3. 2026-06-16
   days on market $240,000 Active 14 DOM
4. 2026-06-15
   days on market $240,000 Active 13 DOM
5. 2026-06-13
   days on market $240,000 Active 11 DOM
6. 2026-06-10
   days on market $240,000 Active 8 DOM
7. 2026-06-09
   days on market $240,000 Active 7 DOM
8. 2026-06-08
   days on market $240,000 Active 6 DOM
9. 2026-06-07
   days on market $240,000 Active 5 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    days on market $240,000 Active 2 DOM
12. 2026-06-03
    remarks 673-char remark
13. 2026-06-03
    listed $240,000 Active 1 DOM

ⓘ 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: $2,700 · $225/mo
• Projected year-2 tax: $2,700 · $225/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $25,848
• − Mortgage interest: −$13,444
• − Property taxes: −$2,700
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$48
• − Depreciation: −$6,982
• Taxable loss: −$2,662
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $2,007/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

+133.0% since first listed

5 events — show timeline

• 2026-06-02 Listed $240,000 MLS Technology, Inc.
• 1994-12-08 Sold (Public Records) $107,000 Public Records
• 1994-10-03 Listed $110,000 MLS Technology, Inc.
• 1990-07-24 Sold (Public Records) $110,000 Public Records
• 1988-06-01 Sold (Public Records) $103,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,700 · -0.1% YoY. Source: county tax records.