520 W Fulton St · Broken Arrow, OK 74012

$165,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 4 Days on market

Built 1968 8,840 sqft lot Est $215k · 23% under

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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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• 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 MLS

Great Remodel! NEW carpet, NEW tile, NEW paint inside & out, NEW roof and NEW guttering 2012, family room with fireplace, kitchen with hand glazed cabinets, dining nook, indoor laundry, Seller will pay closing cost with full price offer!

Key facts

• Large storage shed
• Conveniently located
• Full brick home

Tags

• FULL BRICK HOME
• LARGE STORAGE SHED
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Community features include gutters and sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Patio; Porch; Rain gutters; Storage structure; Chain link partial fencing; Mature trees on lot; Faces south; Slab foundation

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven; Range; Stove; Garbage disposal; Refrigerator
• Bedrooms: Master bedroom with private bath and separate closets (first floor); Two bedrooms with walk-in closets (first floor)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom with bathtub (hall, first floor); One half bathroom (master, first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Storm door(s); Laminate counters; Cable TV available; Ceiling fan(s); Electric range connection; Gas oven connection; Gas starter wood-burning fireplace
• Laundry & utility: Inside utility room (first floor); Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $234 ($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 $161k (2.7% below list).
• Recommended offer: $161k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $5k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $89k; list at $165k implies a 85% 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 $160,579 (2.7% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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: 0.97% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $214,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 W Fulton St	0.03mi	3/1.5	1,380 (+11%)	4mo	$208,000	$151	78
501 W Ithica St	0.19mi	3/1.5	1,150 (-8%)	2mo	$200,000	$174	77
217 W Edgewater St	0.29mi	3/2.0	1,194 (-4%)	1mo	$222,000	$186	77
302 W Fulton St	0.13mi	3/2.0	1,366 (+10%)	0mo	$222,000	$163	76
3009 S Elm Ave	0.12mi	3/2.0	1,369 (+10%)	1mo	$236,000	$172	75
721 W Boston St	0.37mi	3/2.0	1,310 (+5%)	2mo	$212,500	$162	70
2114 S Hickory Ave	0.37mi	3/1.5	1,356 (+9%)	1mo	$210,000	$155	67
151 W Kent St	0.33mi	3/2.0	1,140 (-9%)	3mo	$210,000	$184	66
3304 S Ash Ct	0.35mi	3/2.0	1,377 (+10%)	2mo	$205,000	$149	63
1020 W Washington Pl	0.67mi	3/1.0	1,204 (-4%)	1mo	$210,000	$174	60
916 W Atlanta Ct	0.51mi	3/2.0	1,340 (+7%)	3mo	$244,000	$182	59
2717 S Narcissus Pl	0.69mi	3/2.0	1,188 (-5%)	2mo	$196,000	$165	56

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-11,979
• Equity at exit: $24,602

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,188
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$865
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $234

Break-even live

Break-even rent $1,310

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	24d	1	0.36mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	3d	1	0.43mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	16d	1	0.54mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	16d	1	0.61mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	10d	1	0.62mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	19d	1	0.69mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	24d	1	0.97mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	24d	1	0.99mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	2d	1	1.06mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	24d	1	1.06mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	21d	1	1.09mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	24d	1	1.26mi
1604 E Gary St Broken Arrow, OK	3.0	2.0	1422	$2,095	$1.47	3d	1	1.27mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	3d	1	1.29mi
909 E Quincy St Apt 4 Broken Arrow, OK	2.0	1.0	870	$1,123	$1.29	24d	1	1.32mi
4801 S Elm Pl Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,729	$1.68	2d	8	1.45mi

Listing history 13 events

1. 2026-04-25
   status Pending
2. 2026-04-25
   status Active
3. 2026-04-11
   status Pending
4. 2026-04-07
   listed $165,000 Active
5. 2013-02-01
   soldstatus $89,000
6. 2013-01-25
   soldstatus $89,000 243-char remark

   Show marketing remark (243 chars)

   Great Remodel! NEW carpet, NEW tile, NEW paint inside & out, NEW roof and NEW guttering 2012, family room with fireplace, kitchen with hand glazed cabinets, dining nook, indoor laundry, Seller will pay closing cost with full price offer!

7. 2012-11-26
   historical 243-char remark

   Show marketing remark (243 chars)

   Great Remodel! NEW carpet, NEW tile, NEW paint inside & out, NEW roof and NEW guttering 2012, family room with fireplace, kitchen with hand glazed cabinets, dining nook, indoor laundry, Seller will pay closing cost with full price offer!

8. 2012-06-20
   listed $89,000 243-char remark

   Show marketing remark (243 chars)

   Great Remodel! NEW carpet, NEW tile, NEW paint inside & out, NEW roof and NEW guttering 2012, family room with fireplace, kitchen with hand glazed cabinets, dining nook, indoor laundry, Seller will pay closing cost with full price offer!

9. 1999-03-12
   soldstatus $67,500
10. 1999-03-11
    soldstatus $67,500 201-char remark

    Show marketing remark (201 chars)

    FRESHLY PAINTED INSIDE. ROOF 3 YR OLD. H/A & FENCE 2 YRS OLD. NICE FENCED YARD W/ LRG TREES. ALL BRICK SIDEWALKS IN NEIGHBORHOOD. WALK TO SEQUOYAH MIDDLE SCHOOL. CLOSE TO SHOPPING, HOSPITAL, FIRE

11. 1999-01-17
    historical 201-char remark

    Show marketing remark (201 chars)

    FRESHLY PAINTED INSIDE. ROOF 3 YR OLD. H/A & FENCE 2 YRS OLD. NICE FENCED YARD W/ LRG TREES. ALL BRICK SIDEWALKS IN NEIGHBORHOOD. WALK TO SEQUOYAH MIDDLE SCHOOL. CLOSE TO SHOPPING, HOSPITAL, FIRE

12. 1999-01-10
    listed $69,900 201-char remark

    Show marketing remark (201 chars)

    FRESHLY PAINTED INSIDE. ROOF 3 YR OLD. H/A & FENCE 2 YRS OLD. NICE FENCED YARD W/ LRG TREES. ALL BRICK SIDEWALKS IN NEIGHBORHOOD. WALK TO SEQUOYAH MIDDLE SCHOOL. CLOSE TO SHOPPING, HOSPITAL, FIRE

13. 1988-06-01
    soldstatus $58,000

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$277/yr (+$23/mo · 22.9%)

ⓘ 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 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: $19,269
• − Mortgage interest: −$9,243
• − Property taxes: −$1,208
• − Insurance: −$825
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,800
• Taxable income: $111
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,780/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

+184.5% since first listed

13 events — show timeline

• 2026-04-25 Pending — MLS Technology, Inc.
• 2026-04-25 Relisted — MLS Technology, Inc.
• 2026-04-11 Pending — MLS Technology, Inc.
• 2026-04-07 Listed $165,000 MLS Technology, Inc.
• 2013-02-01 Sold (Public Records) $89,000 Public Records
• 2013-01-25 Sold (MLS) $89,000 MLS Technology, Inc.
• 2012-11-26 Listing Removed — MLS Technology, Inc.
• 2012-06-20 Listed $89,000 MLS Technology, Inc.
• 1999-03-12 Sold (Public Records) $67,500 Public Records
• 1999-03-11 Sold (MLS) $67,500 MLS Technology, Inc.
• 1999-01-17 Listing Removed — MLS Technology, Inc.
• 1999-01-10 Listed $69,900 MLS Technology, Inc.
• 1988-06-01 Sold (Public Records) $58,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,208 · -0.1% YoY. Source: county tax records.