5001 S Ironwood Ave · Broken Arrow, OK 74012

$254,900

4 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 22 Days on market

Built 1983 8,737 sqft lot Est $246k · 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 +12.4/30.0
• ARV discount +5.9/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Broken Arrow 4-bedroom home with updates rarely found at this value — fully updated with major systems already completed. Open layout with vaulted ceilings, spacious living area, and wood-burning fireplace. Kitchen features new quartz countertops, stainless steel appliances, an added pantry, and an interior laundry. Big-ticket upgrades include a new roof, new HVAC system, new hot water tank, and new concrete driveway for long-term peace of mind. Additional updates: waterproof LVP flooring, new carpet, tile showers, fresh paint, and updated fixtures throughout. Located near the Creek Turnpike, a truly move-in-ready 4-bedroom home. Owner/Agent.

Key facts

• Interior laundry
• Added pantry
• New roof

Tags

• UPDATED MAJOR SYSTEMS
• NEW QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ADDED PANTRY
• INTERIOR LAUNDRY
• NEW ROOF

Property features AI

Finance

• HOA & community: Community gutters

Exterior

• Parking: Attached 2-car garage with shelving
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Built per public records; Brick and wood frame construction; Asphalt fiberglass roof
• Exterior features: Concrete driveway; Covered patio and porch; Rain gutters; Chain link full privacy fencing; Mature trees

Interior

• Kitchen: Pantry; Breakfast nook; Dishwasher; Microwave; Oven; Range; Disposal
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Multiple additional bedrooms (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with separate shower (shower only) and ventilation; Hall bath with bathtub and ventilation
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Quartz and stone counters; Vaulted ceilings; Electric oven and range connections; Blower fan on fireplace; Smoke detector(s)
• Laundry & utility: Interior utility room (first level); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-42 ($-503/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (22.8% below list).
• Recommended offer: $197k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.1% 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: Aspen Creek Es (math 23% / reading 22%, grade F, #409 of 845 statewide, top 49%, 628 students, 0% FRL); Childers Ms (math 16% / reading 28%, grade F, #129 of 345 statewide, top 42%, 796 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); 446 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $8k 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 22 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 35y 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 $64k; list at $255k implies a 298% 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 $196,816 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.77% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $246,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 W Durham St	0.20mi	3/2.0 (-1)	1,478 (+2%)	1mo	$225,000	$152	82
4508 S Ironwood Ave	0.37mi	3/2.0 (-1)	1,449 (+0%)	1mo	$245,000	$169	76
1305 E Durham St	0.20mi	3/2.0 (-1)	1,532 (+6%)	1mo	$265,000	$173	75
1113 W Durham St	0.18mi	3/2.0 (-1)	1,320 (-9%)	2mo	$225,000	$170	70
5305 S Maple Pl	0.38mi	3/2.0 (-1)	1,526 (+5%)	1mo	$270,000	$177	68
1116 W Birmingham St	0.32mi	3/2.0 (-1)	1,340 (-8%)	1mo	$195,000	$146	67
1305 W Miami St	0.43mi	3/2.0 (-1)	1,274 (-12%)	0mo	$235,000	$184	55
1308 W Birmingham St	0.37mi	3/2.0 (-1)	1,232 (-15%)	0mo	$255,000	$207	53
417 W Birmingham Ave	0.48mi	3/2.0 (-1)	1,286 (-11%)	2mo	$220,000	$171	52
5613 S Juniper Ave	0.37mi	3/2.5 (-1)	1,652 (+14%)	4mo	$191,051	$116	49
4609 S Date Ave	0.51mi	3/2.0 (-1)	1,260 (-13%)	3mo	$198,000	$157	47
4605 S Cedar Ave	0.56mi	3/2.0 (-1)	1,260 (-13%)	4mo	$210,000	$167	44

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-44,165
• Equity at exit: $38,006

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-42,673
• Equity at exit: $22,039

Cash invested: $71,372 (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: 446
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-42

Break-even live

Break-even rent $2,021

Max offer price $247,495

Occupancy floor 97%

Sensitivity live

Price	-10% $102	-5% $30	+0% $-42	+5% $-114	+10% $-186
Rent	-10% $-197	-5% $-120	+0% $-42	+5% $36	+10% $114
Rate	-1.0pp $86	-0.5pp $23	base $-42	+0.5pp $-108	+1.0pp $-175

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	6d	1	0.27mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	24d	1	0.90mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	13d	1	0.96mi
312 W Quantico St Broken Arrow, OK	3.0	2.0	1200	$1,295	$1.08	0d	1	1.03mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	18d	1	1.05mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	26d	1	1.25mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	22d	1	1.32mi
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	26d	1	1.46mi

Listing history 12 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   price $254,900
3. 2026-04-13
   listed $259,900 Active
4. 1998-07-01
   soldstatus $64,000
5. 1997-08-27
   historical
6. 1997-03-27
   listed $74,000
7. 1997-01-22
   historical
8. 1996-07-22
   listed $69,900
9. 1992-06-11
   historical
10. 1992-03-11
    listed $59,900
11. 1992-02-14
    historical
12. 1991-08-14
    listed $64,900

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $2,294 · $191/mo
• Expected delta: +$448/yr (+$37/mo · 24.3%)

ⓘ 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 4/10 Moderate
• 🌡 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: $23,618
• − Mortgage interest: −$14,278
• − Property taxes: −$1,846
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$7,415
• Taxable loss: −$4,975
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $691/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

+292.8% since first listed

12 events — show timeline

• 2026-05-07 Pending — MLS Technology, Inc.
• 2026-05-04 Price Changed $254,900 MLS Technology, Inc.
• 2026-04-13 Listed $259,900 MLS Technology, Inc.
• 1998-07-01 Sold (Public Records) $64,000 Public Records
• 1997-08-27 Listing Removed — MLS Technology, Inc.
• 1997-03-27 Listed $74,000 MLS Technology, Inc.
• 1997-01-22 Listing Removed — MLS Technology, Inc.
• 1996-07-22 Listed $69,900 MLS Technology, Inc.
• 1992-06-11 Listing Removed — MLS Technology, Inc.
• 1992-03-11 Listed $59,900 MLS Technology, Inc.
• 1992-02-14 Listing Removed — MLS Technology, Inc.
• 1991-08-14 Listed $64,900 MLS Technology, Inc.

Property tax history

+3.1%/yr

Latest (2025): $1,846 · +3.1% YoY. Source: county tax records.