1806 N Ironwood Ave · Broken Arrow, OK 74012

$260,000

6 bd · 2.5 ba · 2,610 sqft · SingleFamily public records · 7 Days on market

Built 1983 9,872 sqft lot Est $407k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Dutch Colonial Revival as-is property full of character and potential. This classic home features the hallmark gambrel roof, original details, spacious rooms, and timeless curb appeal. With a newer dishwasher, and vintage charm throughout, it’s the perfect opportunity to personalize this property. Ideal for buyers with vision, this home offers endless possibilities with recently updated wood-like tile floor in kitchen and living room while preserving its distinctive colonial character. This perfectly located home is conveniently situated in a cul de sac near the Broken Arrow Expressway, Bass Pro, delicious restaurants and minutes from the Rose District. This gem is priced to

Key facts

• Wood-like tile floor
• Cul de sac
• Gambrel roof

Tags

• GAMBREL ROOF
• WOOD-LIKE TILE FLOOR
• CUL DE SAC

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Security: Safe room interior; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber optic available; High-speed internet available; Phone service available
• Home design: Two-story home; Faces east; Slab foundation
• Construction: Built (year per public records); Stone veneer and vinyl siding over wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Deck; Privacy fencing; Shed(s); Sloping topography; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Range/Stove; Disposal
• Bedrooms: Multiple bedrooms including second-floor bedrooms; First-floor bedroom; Bonus room on second floor (additional room, split bedroom)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with bathtub and vent; Hall bath with vent
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High-speed internet available; Cable TV connection; Wired for data; Intercom; Ceiling fan(s); Programmable thermostat; Laminate counters; Electric oven/range connection; Gas oven/range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $60 ($718/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 $216k (17.1% below list).
• Recommended offer: $216k (17.1% below list) — sets the bar for 1% rule.
• 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: Arrowhead Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 411 students, 0% FRL); Sequoyah Ms (math 12% / reading 15%, grade F, #252 of 345 statewide, top 74%, 720 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); 445 active listings in the ZIP; 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $123k; list at $260k implies a 111% 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 $215,669 (17.1% 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: 0.83% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $407,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2823 N Ironwood Ct	0.71mi	5/3.5 (-1)	2,752 (+5%)	17mo	$429,900	$156	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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-38,513
• Equity at exit: $38,767

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-29,413
• Equity at exit: $22,480

Cash invested: $72,800 (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: 445
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $60

Break-even live

Break-even rent $2,081

Max offer price $260,000

Occupancy floor 92%

Sensitivity live

Price	-10% $207	-5% $133	+0% $60	+5% $-14	+10% $-87
Rent	-10% $-111	-5% $-25	+0% $60	+5% $145	+10% $230
Rate	-1.0pp $191	-0.5pp $126	base $60	+0.5pp $-8	+1.0pp $-76

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-11
   listed $260,000 Active
3. 2013-03-01
   soldstatus $123,000

ⓘ 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: $2,066 · $172/mo
• Projected year-2 tax: $2,340 · $195/mo
• Expected delta: +$274/yr (+$23/mo · 13.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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: $25,880
• − Mortgage interest: −$14,564
• − Property taxes: −$2,066
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$7,564
• Taxable loss: −$3,754
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $1,619/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

+111.4% since first listed

3 events — show timeline

• 2026-05-19 Pending — MLS Technology, Inc.
• 2026-05-11 Listed $260,000 MLS Technology, Inc.
• 2013-03-01 Sold (Public Records) $123,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,066 · +3.0% YoY. Source: county tax records.