543 Meadowood Dr · Broken Arrow, OK 74011

$273,500

3 bd · 2.0 ba · 1,681 sqft · SingleFamily public records · 85 Days on market

Built 1972 0.27 ac lot Est $242k · 13% over

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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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated single story home in golf course community. .. 3 bedrooms and 2 full bathrooms. Updated kitchen and flooring. Corner fireplace and beamed ceilings in the living room. Enjoy the large covered back patio. There is an storm shelter in the garage.

Key facts

• Modern flooring
• Beamed ceilings
• Updated kitchen

Tags

• UPDATED KITCHEN
• MODERN FLOORING
• COZY CORNER FIREPLACE
• BEAMED CEILINGS
• LARGE COVERED BACK PATIO
• NEWER CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: Safe room exterior; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Home warranty included
• Exterior features: Covered patio and porch; Porch; Patio; Privacy fencing; Mature trees; Safe room exterior; Smoke detectors

Interior

• Kitchen: Built-in range; Oven; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet; Cable TV; Ceiling fans; Aluminum window frames; Electric oven/range connections; Electric water heater; Gas water heater
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $20 ($240/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 $228k (16.6% below list).
• Recommended offer: $228k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 fast (+4.1%/yr); 381 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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

• It's been on market 85 days — a 6% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 35y 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 $180k; list at $274k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,982 (16.6% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.83% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $242,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
539 Meadowood Dr	0.02mi	3/2.0	1,711 (+2%)	2mo	$272,000	$159	95
117 W Timberlane Ct	0.30mi	3/2.0	1,749 (+4%)	2mo	$252,500	$144	78
800 Millwood Rd	0.13mi	3/2.5	1,864 (+11%)	7mo	$295,000	$158	68
8213 S Ash Ave	0.20mi	3/2.0	1,868 (+11%)	6mo	$220,000	$118	67
8006 S Birch Ave	0.44mi	3/2.0	1,654 (-2%)	14mo	$248,000	$150	65
117 W Timberlane St	0.36mi	4/2.0 (+1)	1,791 (+6%)	9mo	$235,000	$131	60
8009 S 1st St	0.30mi	3/2.0	1,833 (+9%)	14mo	$258,000	$141	59
8202 S Ash Pl	0.31mi	3/2.0	1,925 (+14%)	10mo	$243,000	$126	53
8214 S Ash Pl	0.28mi	3/2.0	1,893 (+13%)	22mo	$284,000	$150	47
121 W Charlotte St	0.68mi	4/2.0 (+1)	1,813 (+8%)	10mo	$278,900	$154	42
809 W Glendale St	0.74mi	3/2.0	1,478 (-12%)	4mo	$181,500	$123	42
804 W Glendale St	0.72mi	3/2.0	1,908 (+14%)	10mo	$265,000	$139	36

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-40,550
• Equity at exit: $40,780

10-year hold

• IRR: -4.4%
• Equity multiple: 0.70×
• Total profit: $-23,199
• Equity at exit: $23,647

Cash invested: $76,580 (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: 381
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$1,434
• Tax from tax record: −$233 /mo · $2,794/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $20

Break-even live

Break-even rent $2,255

Max offer price $273,500

Occupancy floor 94%

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: $68,375
• Closing costs: $8,205
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	16d	1	1.24mi

Listing history 40 events

1. 2026-06-18
   days on market $273,500 Active 85 DOM
2. 2026-06-17
   days on market $273,500 Active 84 DOM
3. 2026-06-16
   days on market $273,500 Active 83 DOM
4. 2026-06-15
   days on market $273,500 Active 82 DOM
5. 2026-06-13
   days on market $273,500 Active 80 DOM
6. 2026-06-10
   days on market $273,500 Active 77 DOM
7. 2026-06-09
   days on market $273,500 Active 76 DOM
8. 2026-06-08
   days on market $273,500 Active 75 DOM
9. 2026-06-07
   days on market $273,500 Active 74 DOM
10. 2026-06-05
    days on market $273,500 Active 71 DOM
11. 2026-06-03
    days on market $273,500 Active 70 DOM
12. 2026-06-02
    days on market $273,500 Active 69 DOM
13. 2026-06-01
    days on market $273,500 Active 68 DOM
14. 2026-05-31
    days on market $273,500 Active 67 DOM
15. 2026-03-25
    listed $273,500 Active
16. 2021-03-15
    soldstatus $180,000
17. 2021-02-19
    soldstatus $180,000 Closed 251-char remark

    Show marketing remark (251 chars)

    Updated single story home in golf course community. .. 3 bedrooms and 2 full bathrooms. Updated kitchen and flooring. Corner fireplace and beamed ceilings in the living room. Enjoy the large covered back patio. There is an storm shelter in the garage.

18. 2020-11-23
    status Pending 251-char remark

    Show marketing remark (251 chars)

    Updated single story home in golf course community. .. 3 bedrooms and 2 full bathrooms. Updated kitchen and flooring. Corner fireplace and beamed ceilings in the living room. Enjoy the large covered back patio. There is an storm shelter in the garage.

19. 2020-11-16
    price $180,000 251-char remark

    Show marketing remark (251 chars)

    Updated single story home in golf course community. .. 3 bedrooms and 2 full bathrooms. Updated kitchen and flooring. Corner fireplace and beamed ceilings in the living room. Enjoy the large covered back patio. There is an storm shelter in the garage.

20. 2020-11-09
    price $194,000 251-char remark

    Show marketing remark (251 chars)

    Updated single story home in golf course community. .. 3 bedrooms and 2 full bathrooms. Updated kitchen and flooring. Corner fireplace and beamed ceilings in the living room. Enjoy the large covered back patio. There is an storm shelter in the garage.

21. 2020-11-03
    price $197,000 251-char remark

    Show marketing remark (251 chars)

    Updated single story home in golf course community. .. 3 bedrooms and 2 full bathrooms. Updated kitchen and flooring. Corner fireplace and beamed ceilings in the living room. Enjoy the large covered back patio. There is an storm shelter in the garage.

22. 2020-10-30
    price $207,000 251-char remark

    Show marketing remark (251 chars)

    Updated single story home in golf course community. .. 3 bedrooms and 2 full bathrooms. Updated kitchen and flooring. Corner fireplace and beamed ceilings in the living room. Enjoy the large covered back patio. There is an storm shelter in the garage.

23. 2020-10-20
    listed $215,000 Active 251-char remark

    Show marketing remark (251 chars)

    Updated single story home in golf course community. .. 3 bedrooms and 2 full bathrooms. Updated kitchen and flooring. Corner fireplace and beamed ceilings in the living room. Enjoy the large covered back patio. There is an storm shelter in the garage.

24. 2018-05-04
    soldstatus $150,000
25. 2018-03-23
    listed $155,000
26. 2015-09-24
    soldstatus $145,000
27. 2015-09-21
    soldstatus $145,013 Closed
28. 2015-07-14
    status Pending
29. 2015-06-17
    listed $158,000 Active
30. 2013-03-01
    soldstatus $135,000
31. 1993-09-20
    soldstatus $66,500
32. 1993-07-01
    listed $69,900
33. 1993-06-16
    historical
34. 1993-03-16
    listed $69,900
35. 1991-09-15
    historical
36. 1991-06-05
    historical
37. 1991-06-02
    listed $77,500
38. 1991-05-05
    listed $77,500
39. 1991-05-05
    historical
40. 1991-01-05
    listed $77,500

ⓘ 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: $2,794 · $233/mo
• Projected year-2 tax: $2,794 · $233/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $27,358
• − Mortgage interest: −$15,320
• − Property taxes: −$2,794
• − Insurance: −$1,368
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$7,956
• Taxable loss: −$4,458
• Est. tax savings @ 24.0%: +$1,070
• After-tax cash flow: $1,310/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

+252.9% since first listed

26 events — show timeline

• 2026-03-25 Listed $273,500 MLS Technology, Inc.
• 2021-03-15 Sold (Public Records) $180,000 Public Records
• 2021-02-19 Sold (MLS) $180,000 MLS Technology, Inc.
• 2020-11-23 Pending — MLS Technology, Inc.
• 2020-11-16 Price Changed $180,000 MLS Technology, Inc.
• 2020-11-09 Price Changed $194,000 MLS Technology, Inc.
• 2020-11-03 Price Changed $197,000 MLS Technology, Inc.
• 2020-10-30 Price Changed $207,000 MLS Technology, Inc.
• 2020-10-20 Listed $215,000 MLS Technology, Inc.
• 2018-05-04 Sold (Public Records) $150,000 Public Records
• 2018-03-23 Listed $155,000 MLS Technology, Inc.
• 2015-09-24 Sold (Public Records) $145,000 Public Records
• 2015-09-21 Sold (MLS) $145,013 MLS Technology, Inc.
• 2015-07-14 Pending — MLS Technology, Inc.
• 2015-06-17 Listed $158,000 MLS Technology, Inc.
• 2013-03-01 Sold (Public Records) $135,000 Public Records
• 1993-09-20 Sold (Public Records) $66,500 Public Records
• 1993-07-01 Listed $69,900 MLS Technology, Inc.
• 1993-06-16 Listing Removed — MLS Technology, Inc.
• 1993-03-16 Listed $69,900 MLS Technology, Inc.
• 1991-09-15 Listing Removed — MLS Technology, Inc.
• 1991-06-05 Listing Removed — MLS Technology, Inc.
• 1991-06-02 Listed $77,500 MLS Technology, Inc.
• 1991-05-05 Listing Removed — MLS Technology, Inc.
• 1991-05-05 Listed $77,500 MLS Technology, Inc.
• 1991-01-05 Listed $77,500 MLS Technology, Inc.

Property tax history

+3.3%/yr

Latest (2025): $2,794 · +3.0% YoY. Source: county tax records.