433 W Quanah St N · Broken Arrow, OK 74011

$325,000

4 bd · 2.5 ba · 2,357 sqft · SingleFamily public records · 172 Days on market

Built 1990 8,050 sqft lot Est $316k · 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 +14.8/30.0
• ARV discount +6.2/15.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this newly remodeled home in Broken Arrow. House features a 4 Bed 3 Bath with a formal dining room and two living areas. Kitchen Has been fully remodeled including granite countertops, oversized sink, shaker cabinetry and this house comes with all high end kitchen appliances! Exterior features a saltwater inground pool with a newly painted deck. Newer HVAC, Newer roof, Newer Water heater, New pool pump. This home is in a great location, close to plenty of amenities and access to turnpike!

Key facts

• Great neighborhood
• Privacy fence
• Modern finishes

Tags

• DEEP POOL
• PRIVACY FENCE
• GRANITE COUNTER TOPS
• MODERN FINISHES
• GREAT NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Sidewalks; Gutters (community feature)

Exterior

• Parking: Attached garage with workshop; Two garage spaces
• Security: Owned security system; Safe room interior; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; High speed internet available
• Home design: Two-story home; Faces north; Slab foundation; Home warranty included
• Construction: Brick and wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Rain gutters; Storage structure; Full privacy fencing; Gunite in-ground pool

Interior

• Kitchen: Island and pantry; Dishwasher; Disposal; Microwave; Oven; Range / Stove; Refrigerator
• Bedrooms: Master bedroom with private bath, separate closets and walk-in closet (Second floor); Bedroom with private bath and walk-in closet (Second floor); Bedroom with walk-in closet (Second floor); Bedroom with walk-in closet (Second floor)
• Flooring: Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath includes bathtub, separate shower, double sink, heater and vent
• Heating & cooling: Central air (two units); Heating with electric and gas (multiple heating units); Gas water heater
• Interior features: Bay windows with vinyl frames; Granite counters; High ceilings and vaulted ceiling(s); Ceiling fan(s); Wired for data and cable TV; High speed internet available; Pullman bath; Electric oven/range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Interior utility room (First floor)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $286k (12.0% below list).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Spring Creek Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 494 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 fast (+4.1%/yr); 385 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 35% of the median local income ($99k/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 $10k 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 172 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 29y 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.

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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $315,838
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6319 S Date Pl	0.16mi	4/3.0	2,355 (-0%)	8mo	$301,150	$128	84
312 W Raleigh Pl	0.21mi	4/2.5	2,269 (-4%)	11mo	$305,000	$134	75
6609 S Date Ave	0.30mi	4/2.5	2,324 (-1%)	13mo	$349,900	$151	72
6320 S Cedar Ave	0.20mi	4/2.5	2,647 (+12%)	5mo	$330,000	$125	66
105 W Yuma Ct	0.59mi	4/2.5	2,248 (-5%)	1mo	$290,000	$129	64
204 W Albuquerque St	0.53mi	3/2.0 (-1)	2,429 (+3%)	3mo	$265,000	$109	61
406 W Union Pl	0.33mi	4/2.5	2,607 (+11%)	8mo	$395,000	$152	60
124 W Albuquerque St	0.58mi	4/2.5	2,246 (-5%)	10mo	$299,000	$133	57
6605 S Ash Pl	0.41mi	3/2.5 (-1)	2,143 (-9%)	9mo	$205,000	$96	53
6605 S 1st St	0.45mi	4/2.5	2,051 (-13%)	9mo	$310,000	$151	50
100 W Union St	0.40mi	3/2.0 (-1)	2,140 (-9%)	12mo	$305,000	$143	48
6708 S 5th St	0.73mi	3/2.5 (-1)	2,502 (+6%)	9mo	$339,500	$136	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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-43,967
• Equity at exit: $48,459

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-17,866
• Equity at exit: $28,100

Cash invested: $91,000 (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 74011

• Rents YoY: 4.1%
• Active inventory: 385
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,862 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$334 /mo · $4,009/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $87

Break-even live

Break-even rent $2,752

Max offer price $325,000

Occupancy floor 92%

Sensitivity live

Price	-10% $271	-5% $179	+0% $87	+5% $-5	+10% $-97
Rent	-10% $-139	-5% $-26	+0% $87	+5% $200	+10% $313
Rate	-1.0pp $250	-0.5pp $169	base $87	+0.5pp $3	+1.0pp $-83

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	17d	1	0.33mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	12d	1	1.31mi

Listing history 50 events

1. 2026-06-18
   days on market $325,000 Active 172 DOM
2. 2026-06-17
   days on market $325,000 Active 171 DOM
3. 2026-06-16
   days on market $325,000 Active 170 DOM
4. 2026-06-15
   days on market $325,000 Active 169 DOM
5. 2026-06-13
   days on market $325,000 Active 167 DOM
6. 2026-06-10
   days on market $325,000 Active 164 DOM
7. 2026-06-09
   days on market $325,000 Active 163 DOM
8. 2026-06-08
   days on market $325,000 Active 162 DOM
9. 2026-06-07
   days on market $325,000 Active 161 DOM
10. 2026-06-05
    days on market $325,000 Active 158 DOM
11. 2026-06-03
    days on market $325,000 Active 157 DOM
12. 2026-06-02
    days on market $325,000 Active 156 DOM
13. 2026-06-01
    days on market $325,000 Active 155 DOM
14. 2026-05-31
    days on market $325,000 Active 154 DOM
15. 2026-02-26
    price $325,000
16. 2025-12-19
    listed $335,000 Active
17. 2023-02-02
    soldstatus $306,000 Closed 508-char remark

    Show marketing remark (508 chars)

    Come check out this newly remodeled home in Broken Arrow. House features a 4 Bed 3 Bath with a formal dining room and two living areas. Kitchen Has been fully remodeled including granite countertops, oversized sink, shaker cabinetry and this house comes with all high end kitchen appliances! Exterior features a saltwater inground pool with a newly painted deck. Newer HVAC, Newer roof, Newer Water heater, New pool pump. This home is in a great location, close to plenty of amenities and access to turnpike!

18. 2023-02-01
    soldstatus $306,000
19. 2023-01-03
    status Pending 508-char remark

    Show marketing remark (508 chars)

    Come check out this newly remodeled home in Broken Arrow. House features a 4 Bed 3 Bath with a formal dining room and two living areas. Kitchen Has been fully remodeled including granite countertops, oversized sink, shaker cabinetry and this house comes with all high end kitchen appliances! Exterior features a saltwater inground pool with a newly painted deck. Newer HVAC, Newer roof, Newer Water heater, New pool pump. This home is in a great location, close to plenty of amenities and access to turnpike!

20. 2022-12-30
    price $299,000 508-char remark

    Show marketing remark (508 chars)

    Come check out this newly remodeled home in Broken Arrow. House features a 4 Bed 3 Bath with a formal dining room and two living areas. Kitchen Has been fully remodeled including granite countertops, oversized sink, shaker cabinetry and this house comes with all high end kitchen appliances! Exterior features a saltwater inground pool with a newly painted deck. Newer HVAC, Newer roof, Newer Water heater, New pool pump. This home is in a great location, close to plenty of amenities and access to turnpike!

21. 2022-11-26
    price $315,000 508-char remark

    Show marketing remark (508 chars)

    Come check out this newly remodeled home in Broken Arrow. House features a 4 Bed 3 Bath with a formal dining room and two living areas. Kitchen Has been fully remodeled including granite countertops, oversized sink, shaker cabinetry and this house comes with all high end kitchen appliances! Exterior features a saltwater inground pool with a newly painted deck. Newer HVAC, Newer roof, Newer Water heater, New pool pump. This home is in a great location, close to plenty of amenities and access to turnpike!

22. 2022-11-16
    listed $323,000 Active 508-char remark

    Show marketing remark (508 chars)

    Come check out this newly remodeled home in Broken Arrow. House features a 4 Bed 3 Bath with a formal dining room and two living areas. Kitchen Has been fully remodeled including granite countertops, oversized sink, shaker cabinetry and this house comes with all high end kitchen appliances! Exterior features a saltwater inground pool with a newly painted deck. Newer HVAC, Newer roof, Newer Water heater, New pool pump. This home is in a great location, close to plenty of amenities and access to turnpike!

23. 2020-05-15
    soldstatus $183,000
24. 2020-05-14
    soldstatus $183,000 Closed 272-char remark

    Show marketing remark (272 chars)

    Just in time for spring!! Get yourselves ready to swim!! This home has so much to offer, 4 Beds up, two living or an office down, plus formal dining!! Newer roof, newer paint outside and in and new carpet!! Broken Arrow schools! This home has so much to offer, DONT WAIT!!

25. 2020-04-09
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Just in time for spring!! Get yourselves ready to swim!! This home has so much to offer, 4 Beds up, two living or an office down, plus formal dining!! Newer roof, newer paint outside and in and new carpet!! Broken Arrow schools! This home has so much to offer, DONT WAIT!!

26. 2020-04-07
    listed $180,000 Active 272-char remark

    Show marketing remark (272 chars)

    Just in time for spring!! Get yourselves ready to swim!! This home has so much to offer, 4 Beds up, two living or an office down, plus formal dining!! Newer roof, newer paint outside and in and new carpet!! Broken Arrow schools! This home has so much to offer, DONT WAIT!!

27. 2017-08-29
    status Active
28. 2017-08-29
    historical
29. 2017-08-21
    status Pending
30. 2017-08-14
    price $180,000
31. 2017-07-26
    listed $185,000 Active
32. 2005-08-18
    soldstatus $157,000
33. 2005-08-12
    soldstatus $156,800
34. 2005-07-21
    historical
35. 2005-05-26
    listed $159,900
36. 2005-04-18
    soldstatus $157,000
37. 2005-04-12
    soldstatus $157,000
38. 2005-03-28
    historical
39. 2005-03-08
    listed $162,000
40. 2004-09-22
    historical
41. 2004-09-01
    historical
42. 2004-08-30
    listed $165,000
43. 2004-07-07
    listed $159,900
44. 1997-11-03
    soldstatus $99,500
45. 1997-10-07
    soldstatus $99,500
46. 1997-09-07
    historical
47. 1997-08-29
    historical
48. 1997-08-28
    listed $99,500
49. 1997-07-14
    listed $99,500
50. 1990-11-01
    soldstatus $83,000

ⓘ 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: $4,009 · $334/mo
• Projected year-2 tax: $4,009 · $334/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 1/10 Low FEMA zone X (unshaded) · 0% 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 3% 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: $34,338
• − Mortgage interest: −$18,205
• − Property taxes: −$4,009
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,747
• − Management: −$2,747
• − Depreciation: −$9,455
• Taxable loss: −$4,450
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $2,109/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): 33,900
• Household income: $99,157
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 389.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 15% Hispanic / Latino 10% Native American 4% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -180.15%
• Current HPI: 210.8302
• Rent YoY: ▲ 4.09%
• 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

+291.6% since first listed

36 events — show timeline

• 2026-02-26 Price Changed $325,000 MLS Technology, Inc.
• 2025-12-19 Listed $335,000 MLS Technology, Inc.
• 2023-02-02 Sold (MLS) $306,000 MLS Technology, Inc.
• 2023-02-01 Sold (Public Records) $306,000 Public Records
• 2023-01-03 Pending — MLS Technology, Inc.
• 2022-12-30 Price Changed $299,000 MLS Technology, Inc.
• 2022-11-26 Price Changed $315,000 MLS Technology, Inc.
• 2022-11-16 Listed $323,000 MLS Technology, Inc.
• 2020-05-15 Sold (Public Records) $183,000 Public Records
• 2020-05-14 Sold (MLS) $183,000 MLS Technology, Inc.
• 2020-04-09 Pending — MLS Technology, Inc.
• 2020-04-07 Listed $180,000 MLS Technology, Inc.
• 2017-08-29 Relisted — MLS Technology, Inc.
• 2017-08-29 Listing Removed — MLS Technology, Inc.
• 2017-08-21 Pending — MLS Technology, Inc.
• 2017-08-14 Price Changed $180,000 MLS Technology, Inc.
• 2017-07-26 Listed $185,000 MLS Technology, Inc.
• 2005-08-18 Sold (Public Records) $157,000 Public Records
• 2005-08-12 Sold (MLS) $156,800 MLS Technology, Inc.
• 2005-07-21 Listing Removed — MLS Technology, Inc.
• 2005-05-26 Listed $159,900 MLS Technology, Inc.
• 2005-04-18 Sold (Public Records) $157,000 Public Records
• 2005-04-12 Sold (MLS) $157,000 MLS Technology, Inc.
• 2005-03-28 Listing Removed — MLS Technology, Inc.
• 2005-03-08 Listed $162,000 MLS Technology, Inc.
• 2004-09-22 Listing Removed — MLS Technology, Inc.
• 2004-09-01 Listing Removed — MLS Technology, Inc.
• 2004-08-30 Listed $165,000 MLS Technology, Inc.
• 2004-07-07 Listed $159,900 MLS Technology, Inc.
• 1997-11-03 Sold (MLS) $99,500 MLS Technology, Inc.
• 1997-10-07 Sold (Public Records) $99,500 Public Records
• 1997-09-07 Listing Removed — MLS Technology, Inc.
• 1997-08-29 Listing Removed — MLS Technology, Inc.
• 1997-08-28 Listed $99,500 MLS Technology, Inc.
• 1997-07-14 Listed $99,500 MLS Technology, Inc.
• 1990-11-01 Sold (Public Records) $83,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,009 · +3.0% YoY. Source: county tax records.