3406 Redbud Ln · Sapulpa, OK 74132

$234,900

3 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 140 Days on market

Built 2023 1.00 ac lot Est $349k · 33% under ↓ 33% since listing

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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 +11.7/30.0
• 1% rule +4.5/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED!! Welcome to your new home in Jenks School District. This townhome is perfect for someone looking to enjoy all of the benefits of a suburban lifestyle with life's modern luxuries. This 2-story townhome boasts an open floor plan living room, a chic kitchen w/ stainless appliances, and a bar eating area to accommodate gatherings. All of the bedrooms are upstairs. The primary suite has vaulted ceilings and hosts a large bathroom w/ double vanities and a nice sized walk in closet . Located in a nice area close to Tulsa Hills with an easy commute to downtown Tulsa.

Key facts

• Open floor plan
• Bar eating area
• Stainless appliances

Tags

• OPEN FLOOR PLAN
• STAINLESS APPLIANCES
• BAR EATING AREA
• PRIMARY SUITE
• VAULTED CEILINGS
• DOUBLE VANITIES

Property features AI

Finance

• Other: Annual tax listed (financial details omitted from feature sections)

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural); Public sewer
• Home design: 2-story home; Faces west; Slab foundation
• Construction: Stucco and wood frame construction; Asphalt/fiberglass roof; Year built (public records)
• Exterior features: Patio; Decorative fencing; Zero lot line

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Stove; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (Second level); Bedroom (Second level); Bedroom (Second level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning
• Interior features: Vinyl windows; Laminate flooring; Granite counters; High ceilings; Ceiling fans; Programmable thermostat
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-69 ($-822/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (5.3% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 2.8% in Sapulpa — 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 67/100 on livability (#88 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Jenks (suburban): math 34% / reading 35% proficiency, ranked #27 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 193 units permitted in Creek County in 2024 (76 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $206,712 (12.0% 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. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $349,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8025 S 28th WestAvenue	0.49mi	3/2.0	1,548 (-10%)	19mo	$275,000	$178	45
3263 W 72nd St	0.73mi	3/2.5	1,970 (+14%)	8mo	$400,000	$203	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-42,269
• Equity at exit: $35,024

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-41,783
• Equity at exit: $20,310

Cash invested: $65,772 (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 74132

• Home prices YoY: -34.7%
• Active inventory: 96
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$496 /mo · $5,954/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-69

Break-even live

Break-even rent $2,311

Max offer price $222,798

Occupancy floor 98%

Sensitivity live

Price	-10% $64	-5% $-2	+0% $-69	+5% $-135	+10% $-201
Rent	-10% $-244	-5% $-156	+0% $-69	+5% $19	+10% $107
Rate	-1.0pp $50	-0.5pp $-9	base $-69	+0.5pp $-129	+1.0pp $-191

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Redbud Ln Tulsa, OK	3.0	2.5	1708	$2,250	$1.32	2d	5	0.04mi
1551 W 78th St Tulsa, OK	1.0–2.0	1.0–2.0	919	$1,390	$1.51	12d	5	1.29mi
2542 W 66th Pl Tulsa, OK	4.0	2.0	2200	$2,400	$1.09	24d	1	1.50mi

Listing history 2 events

1. 2026-06-13
   remarks 580-char remark
2. 2026-06-13
   listed $234,900 Pending 140 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: $5,954 · $496/mo
• Projected year-2 tax: $5,954 · $496/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,694
• − Mortgage interest: −$13,158
• − Property taxes: −$5,954
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$6,833
• Taxable loss: −$4,697
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $305/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: Jenks
• NCES district ID: 4015720
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $66,291
• Composite: 31.5/100
• National rank: #5973
• State rank: #27 of 270 in OK

Livability — Sapulpa

• Score: 67/100
• State rank: #88
• US rank: #10676

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sapulpa, OK
• City population: 32,292
• Population (ZIP): 10,629

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 12% Hispanic / Latino 8% Native American 6% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada, Philippines, China
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.74%
• Current HPI: 244.1502
• Rent YoY: —
• Metro: —
• 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

-32.9% since first listed

15 events — show timeline

• 2026-06-12 Pending — MLS Technology, Inc.
• 2026-06-02 Price Changed $234,900 MLS Technology, Inc.
• 2026-01-23 Listed $279,900 MLS Technology, Inc.
• 2025-09-03 Pending — MLS Technology, Inc.
• 2025-09-03 Relisted — MLS Technology, Inc.
• 2025-09-03 Listing Removed — MLS Technology, Inc.
• 2025-09-02 Pending — MLS Technology, Inc.
• 2025-09-02 Listing Removed — MLS Technology, Inc.
• 2025-07-09 Price Changed $279,900 MLS Technology, Inc.
• 2025-06-04 Price Changed $289,900 MLS Technology, Inc.
• 2025-05-01 Price Changed $299,900 MLS Technology, Inc.
• 2025-02-04 Price Changed $319,900 MLS Technology, Inc.
• 2025-01-03 Price Changed $329,900 MLS Technology, Inc.
• 2024-12-03 Price Changed $339,000 MLS Technology, Inc.
• 2024-10-28 Listed $349,900 MLS Technology, Inc.

Property tax history

+430.0%/yr

Latest (2025): $5,954 · -12.6% YoY. Source: county tax records.