805 E Fort Worth St · Broken Arrow, OK 74012

$245,000

3 bd · 1.0 ba · 1,908 sqft · SingleFamily public records · 103 Days on market

Built 1954 8,364 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 +14.4/30.0
• ARV discount +7.7/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

New Half Bathroom just recently added April 2026. Updated home in Broken Arrow’s Rose District with a new roof installed in 2025. The kitchen and bathroom have been remodeled with updated cabinetry, granite countertops, tile backsplash, stainless steel appliances, and a tiled shower. Brand new carpet. The home offers an oversized second living area with a fireplace that opens to the kitchen, creating a functional and connected layout. Inside laundry room includes generous storage and folding counter space. No direct neighbors behind the property, offering added privacy.

Key facts

• Added privacy
• Remodeled bathroom
• Remodeled kitchen

Tags

• NEW ROOF
• REMODELED KITCHEN
• REMODELED BATHROOM
• OVERSIZED SECOND LIVING AREA
• INSIDE LAUNDRY ROOM
• ADDED PRIVACY

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detectors installed; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: HardiPlank type siding; Wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio and porch; Concrete driveway; Full fencing; Shed(s); Mature trees

Interior

• Kitchen: Island kitchen; Breakfast nook; Oven; Range; Dishwasher; Disposal
• Bedrooms: Master bedroom on first floor; Additional bedrooms on first floor
• Flooring: Carpet; Tile; Wood
• Bathrooms: One full bathroom on first floor; One half bathroom on first floor
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fans; Vinyl insulated windows
• Laundry & utility: Inside utility room on first floor; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $47 ($566/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 $197k (19.4% below list).
• Recommended offer: $197k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Rhoades Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 413 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); 446 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $7k 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 103 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $245k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,352 (19.4% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $246,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 E College St	0.52mi	3/2.0	1,808 (-5%)	10mo	$410,000	$227	54
409 N 11th St	0.58mi	4/2.5 (+1)	1,931 (+1%)	18mo	$160,000	$83	44
302 E College St	0.51mi	3/3.0	1,748 (-8%)	12mo	$413,000	$236	44
701 S Birch Pl	0.73mi	3/2.0	1,800 (-6%)	11mo	$345,000	$192	43
700 N Village Ave	0.73mi	3/2.0	1,816 (-5%)	12mo	$250,000	$138	43
234 E Freeport St	0.68mi	3/2.0	2,082 (+9%)	9mo	$225,000	$108	42
513 N Village Pl	0.65mi	3/2.0	1,667 (-13%)	7mo	$215,000	$129	39
308 E Freeport St	0.66mi	4/2.0 (+1)	2,048 (+7%)	14mo	$231,000	$113	36
302 N 14th St	0.71mi	3/1.5	1,734 (-9%)	17mo	$200,000	$115	36
312 E Freeport St	0.65mi	3/3.0	2,129 (+12%)	9mo	$275,000	$129	35
114 W Jackson St	0.63mi	3/1.5	1,651 (-14%)	14mo	$170,000	$103	34
421 E Midway St	0.72mi	3/3.5	1,732 (-9%)	11mo	$454,000	$262	32

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-36,896
• Equity at exit: $36,530

10-year hold

• IRR: -6.7%
• Equity multiple: 0.58×
• Total profit: $-29,077
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $47

Break-even live

Break-even rent $1,914

Max offer price $245,000

Occupancy floor 93%

Sensitivity live

Price	-10% $186	-5% $117	+0% $47	+5% $-22	+10% $-91
Rent	-10% $-109	-5% $-31	+0% $47	+5% $125	+10% $203
Rate	-1.0pp $171	-0.5pp $110	base $47	+0.5pp $-16	+1.0pp $-81

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 W Commercial St Broken Arrow, OK	3.0	1.5	2192	$1,895	$0.86	18d	1	0.71mi
606 N Village Ave Broken Arrow, OK	3.0	1.5	1434	$1,528	$1.07	4d	1	0.72mi
1601 S 1st Pl Broken Arrow, OK	3.0	2.0	1792	$1,875	$1.05	0d	1	0.77mi
221 W Detroit St Broken Arrow, OK	4.0	2.5	1829	$2,300	$1.26	18d	1	0.80mi
507 W Fort Worth St Unit 507 Broken Arrow, OK	3.0	2.5	1621	$2,850	$1.76	18d	1	0.85mi
511 W Fort Worth St Unit 511 Broken Arrow, OK	3.0	2.5	1621	$2,650	$1.63	18d	1	0.86mi
126 E Midway St Unit 122 Broken Arrow, OK	3.0	2.5	1363	$1,995	$1.46	0d	1	0.87mi
513 W Dallas St Unit A Broken Arrow, OK	3.0	2.0	1322	$1,850	$1.40	5d	1	0.89mi
513 W Dallas St Unit B Broken Arrow, OK	3.0	2.0	1362	$1,850	$1.36	26d	1	0.89mi
1240 E Richmond St Broken Arrow, OK	3.0	2.0	1506	$1,800	$1.20	23d	1	0.89mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	26d	1	0.94mi
920 W Memphis St Broken Arrow, OK	3.0	2.0	1431	$1,620	$1.13	0d	1	1.16mi
2512 E Dallas St Broken Arrow, OK	4.0	2.0	1922	$1,899	$0.99	26d	1	1.19mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	18d	1	1.32mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	23d	1	1.32mi
604 S 28th Pl Broken Arrow, OK	3.0	2.0	1800	$1,800	$1.00	26d	1	1.40mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	5d	1	1.50mi

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-02-20
   price $245,000
3. 2026-02-05
   price $255,000
4. 2026-01-16
   listed $275,000 Active
5. 2024-07-13
   historical
6. 2024-05-15
   status Active
7. 2024-05-08
   status Pending
8. 2024-04-25
   price $225,000
9. 2024-04-08
   listed $235,000 Active
10. 2016-12-12
    soldstatus $65,000

ⓘ 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: $1,500 · $125/mo
• Projected year-2 tax: $2,205 · $184/mo
• Expected delta: +$705/yr (+$59/mo · 47.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 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: $23,682
• − Mortgage interest: −$13,724
• − Property taxes: −$1,500
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$7,127
• Taxable loss: −$3,683
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $1,450/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

+276.9% since first listed

10 events — show timeline

• 2026-04-29 Pending — MLS Technology, Inc.
• 2026-02-20 Price Changed $245,000 MLS Technology, Inc.
• 2026-02-05 Price Changed $255,000 MLS Technology, Inc.
• 2026-01-16 Listed $275,000 MLS Technology, Inc.
• 2024-07-13 Listing Removed — MLS Technology, Inc.
• 2024-05-15 Relisted — MLS Technology, Inc.
• 2024-05-08 Pending — MLS Technology, Inc.
• 2024-04-25 Price Changed $225,000 MLS Technology, Inc.
• 2024-04-08 Listed $235,000 MLS Technology, Inc.
• 2016-12-12 Sold (Public Records) $65,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,500 · +4.8% YoY. Source: county tax records.