1600 W Edgewater Pl · Broken Arrow, OK 74012

$26,000

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 15 Days on market

Built 1989

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great full brick home in the heart of Broken Arrow! Vaulted Living Room and Master Ceilings, bay windows, Huge Laundry/Pantry! Home is located in a quiet cul-de-sac and boasts of a large backyard that is fully fenced. Newer flooring, hot water tank and dishwasher. Refrigerator, Washer and Dryer remain.

Key facts

• Large fenced yard
• Huge laundry room
• Bay windows

Tags

• CUL-DE-SAC
• VAULTED LIVING CEILINGS
• BAY WINDOWS
• HUGE LAUNDRY ROOM
• LARGE FENCED YARD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Recommended offer: $26k (1.5% below list) — sets the bar for market timing.
• Cap rate 59.5% 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 (+2.9%/yr); 443 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $180 of loan paydown is wiped out by about $780 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $224k (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $25,610 (1.5% 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: 6.48% ✓
• Cap rate: 59.47%
• Cash-on-cash: 189.91%
• DSCR: 9.45
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $243,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 W Edgewater Pl	0.00mi	3/2.0	1,480 (+1%)	1mo	$248,000	$168	97
2437 S Maple Ave	0.19mi	3/2.0	1,518 (+4%)	1mo	$270,000	$178	83
1908 W Gary St	0.29mi	3/2.0	1,393 (-5%)	2mo	$232,500	$167	78
1422 W Boston Pl	0.29mi	3/2.0	1,557 (+7%)	1mo	$274,000	$176	75
1900 W Gary St	0.27mi	4/2.0 (+1)	1,382 (-5%)	0mo	$188,000	$136	74
1812 W Kent Pl	0.34mi	3/2.0	1,558 (+7%)	0mo	$220,000	$141	72
2010 W Ithica St	0.40mi	3/2.0	1,329 (-9%)	1mo	$222,000	$167	66
3901 S Walnut Ave	0.71mi	3/2.0	1,449 (-1%)	2mo	$235,000	$162	64
2114 S Hickory Ave	0.57mi	3/1.5	1,356 (-7%)	1mo	$210,000	$155	58
3009 S Elm Ave	0.69mi	3/2.0	1,369 (-6%)	1mo	$236,000	$172	56
3809 S Poplar Ave	0.64mi	3/2.0	1,338 (-8%)	2mo	$235,000	$176	55
2508 W Ithica St	0.74mi	3/2.0	1,333 (-9%)	1mo	$215,000	$161	50

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: —
• Equity multiple: 10.49×
• Total profit: $69,092
• Equity at exit: $3,877

10-year hold

• IRR: —
• Equity multiple: 22.20×
• Total profit: $154,340
• Equity at exit: $2,248

Cash invested: $7,280 (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: 443
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $390/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $1,152

Break-even live

Break-even rent $227

Max offer price $26,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,170	-5% $1,161	+0% $1,152	+5% $1,143	+10% $1,134
Rent	-10% $1,019	-5% $1,086	+0% $1,152	+5% $1,219	+10% $1,285
Rate	-1.0pp $1,165	-0.5pp $1,159	base $1,152	+0.5pp $1,145	+1.0pp $1,139

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	24d	1	0.24mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	20d	1	0.31mi
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	24d	1	0.39mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	16d	1	0.51mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	24d	1	0.63mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	2d	1	0.63mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	24d	1	0.75mi
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	24d	1	0.94mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	11d	1	1.01mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	4d	1	1.01mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	22d	1	1.07mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	16d	1	1.07mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	16d	1	1.09mi
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	2d	36	1.36mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	4d	1	1.37mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	24d	1	1.37mi

Listing history 31 events

1. 2026-06-18
   days on market $26,000 Active 15 DOM
2. 2026-06-17
   days on market $26,000 Active 14 DOM
3. 2026-06-16
   days on market $26,000 Active 13 DOM
4. 2026-06-15
   days on market $26,000 Active 12 DOM
5. 2026-06-13
   days on market $26,000 Active 10 DOM
6. 2026-06-10
   days on market $26,000 Active 7 DOM
7. 2026-06-09
   days on market $26,000 Active 6 DOM
8. 2026-06-08
   days on market $26,000 Active 5 DOM
9. 2026-06-07
   days on market $26,000 Active 4 DOM
10. 2026-06-05
    pricestatusdays on marketlisting id $26,000 Active 1 DOM
11. 2026-04-16
    status Pending
12. 2026-04-13
    price $239,900
13. 2026-04-03
    listed $249,900 Active
14. 2022-06-02
    soldstatus $195,000
15. 2022-05-27
    soldstatus $195,000 Closed 305-char remark

    Show marketing remark (305 chars)

    Great full brick home in the heart of Broken Arrow! Vaulted Living Room and Master Ceilings, bay windows, Huge Laundry/Pantry! Home is located in a quiet cul-de-sac and boasts of a large backyard that is fully fenced. Newer flooring, hot water tank and dishwasher. Refrigerator, Washer and Dryer remain.

16. 2022-05-06
    status Pending 305-char remark

    Show marketing remark (305 chars)

    Great full brick home in the heart of Broken Arrow! Vaulted Living Room and Master Ceilings, bay windows, Huge Laundry/Pantry! Home is located in a quiet cul-de-sac and boasts of a large backyard that is fully fenced. Newer flooring, hot water tank and dishwasher. Refrigerator, Washer and Dryer remain.

17. 2022-05-06
    listed $185,000 Active 305-char remark

    Show marketing remark (305 chars)

    Great full brick home in the heart of Broken Arrow! Vaulted Living Room and Master Ceilings, bay windows, Huge Laundry/Pantry! Home is located in a quiet cul-de-sac and boasts of a large backyard that is fully fenced. Newer flooring, hot water tank and dishwasher. Refrigerator, Washer and Dryer remain.

18. 2013-08-26
    soldstatus $119,000
19. 2013-08-13
    soldstatus $119,000 181-char remark

    Show marketing remark (181 chars)

    Great home in cul-de-sac! Vaulted living and master ceilings. Bay windows. Huge laundry room. Nice large fenced yard. Move-in Ready! New roof 2013. Home Warranty Included. Must See!

20. 2013-07-18
    historical 181-char remark

    Show marketing remark (181 chars)

    Great home in cul-de-sac! Vaulted living and master ceilings. Bay windows. Huge laundry room. Nice large fenced yard. Move-in Ready! New roof 2013. Home Warranty Included. Must See!

21. 2013-04-18
    listed $118,500 181-char remark

    Show marketing remark (181 chars)

    Great home in cul-de-sac! Vaulted living and master ceilings. Bay windows. Huge laundry room. Nice large fenced yard. Move-in Ready! New roof 2013. Home Warranty Included. Must See!

22. 2013-04-11
    historical
23. 2012-10-15
    listed $119,000
24. 2008-06-25
    soldstatus $117,000
25. 2003-09-23
    soldstatus $107,000
26. 1999-12-29
    soldstatus $91,000
27. 1997-07-29
    soldstatus $80,500
28. 1997-07-25
    soldstatus $80,400
29. 1997-06-18
    historical
30. 1997-06-03
    listed $80,500
31. 1992-05-07
    soldstatus $62,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $20,230
• − Mortgage interest: −$1,456
• − Property taxes: −$390
• − Insurance: −$130
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$756
• Taxable income: $14,261
• Est. tax owed @ 24.0%: −$3,423
• After-tax cash flow: $10,403/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

+283.8% since first listed

21 events — show timeline

• 2026-04-16 Pending — MLS Technology, Inc.
• 2026-04-13 Price Changed $239,900 MLS Technology, Inc.
• 2026-04-03 Listed $249,900 MLS Technology, Inc.
• 2022-06-02 Sold (Public Records) $195,000 Public Records
• 2022-05-27 Sold (MLS) $195,000 MLS Technology, Inc.
• 2022-05-06 Pending — MLS Technology, Inc.
• 2022-05-06 Listed $185,000 MLS Technology, Inc.
• 2013-08-26 Sold (Public Records) $119,000 Public Records
• 2013-08-13 Sold (MLS) $119,000 MLS Technology, Inc.
• 2013-07-18 Listing Removed — MLS Technology, Inc.
• 2013-04-18 Listed $118,500 MLS Technology, Inc.
• 2013-04-11 Listing Removed — MLS Technology, Inc.
• 2012-10-15 Listed $119,000 MLS Technology, Inc.
• 2008-06-25 Sold (Public Records) $117,000 Public Records
• 2003-09-23 Sold (Public Records) $107,000 Public Records
• 1999-12-29 Sold (Public Records) $91,000 Public Records
• 1997-07-29 Sold (Public Records) $80,500 Public Records
• 1997-07-25 Sold (MLS) $80,400 MLS Technology, Inc.
• 1997-06-18 Listing Removed — MLS Technology, Inc.
• 1997-06-03 Listed $80,500 MLS Technology, Inc.
• 1992-05-07 Sold (Public Records) $62,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,581 · +3.2% YoY. Source: county tax records.