1305 W Miami St · Broken Arrow, OK 74011

$229,900

3 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 7 Days on market

Built 1983 8,430 sqft lot Est $218k · 6% 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 +12.5/30.0
• ARV discount +5.0/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great house in great location (only 1/2 mile to Creek Turnpike), quiet neighborhood backing up to beautiful greenbelt. Granite in kitchen, new engineered hardwood floors in main areas, new tile floors in hall bath and master bath. Master shower also updated. New fencing on south side of home installed for perfect views of deer and animals in greenbelt! New Roof coming in February, New dishwasher and hot water heater recently installed.

Key facts

• Country kitchen
• Separate pantry
• Large family room

Tags

• BACKS TO A GREENBELT
• LARGE FAMILY ROOM
• WALK-IN CLOSET
• OVERSIZE TILED SHOWER
• COUNTRY KITCHEN
• SEPARATE PANTRY

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber optic available; High-speed internet available; Phone available
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch, deck; Fire pit; Rain gutters; Satellite dish; Chain link and full privacy fencing; Mature trees; Greenbelt

Interior

• Kitchen: Eat-in kitchen with pantry; Gas range/oven connection; Oven, Range, Stove; Dishwasher; Disposal; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath, separate closets and walk-in closet (first floor); Two additional bedrooms (first floor)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Master bath with shower only and ventilation (first floor); Hall full bath with ventilation (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; High ceilings; High-speed internet available; Cable TV available; Programmable thermostat; Aluminum frame windows
• Laundry & utility: Utility room inside (first floor); Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-34 ($-407/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (17.2% below list).
• Recommended offer: $190k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 32y 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.

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 $190,277 (17.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $217,854
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 W Miami St	0.00mi	3/2.0	1,274 (0%)	0mo	$235,000	$184	100
1109 W Los Angeles Cir	0.19mi	3/2.0	1,240 (-3%)	5mo	$205,000	$165	83
5105 S Lions Ave	0.35mi	3/2.0	1,317 (+3%)	7mo	$225,000	$171	73
4901 S Lions Ave	0.45mi	3/2.0	1,316 (+3%)	8mo	$247,000	$188	67
1113 W Durham St	0.60mi	3/2.0	1,320 (+4%)	2mo	$225,000	$170	64
1136 W Durham St	0.56mi	3/2.0	1,253 (-2%)	11mo	$175,000	$140	62
4723 S Ironwood Ave	0.66mi	3/2.0	1,292 (+1%)	6mo	$177,000	$137	62
1308 W Birmingham St	0.70mi	3/2.0	1,232 (-3%)	0mo	$255,000	$207	62
5117 S Lions Ave	0.31mi	3/1.5	1,396 (+10%)	9mo	$210,000	$150	60
5220 S Poplar Ave	0.28mi	3/2.0	1,417 (+11%)	13mo	$245,000	$173	58
1116 W Birmingham St	0.72mi	3/2.0	1,340 (+5%)	1mo	$195,000	$146	57
1312 W Birmingham St	0.71mi	3/2.0	1,340 (+5%)	8mo	$241,000	$180	52

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-37,306
• Equity at exit: $34,279

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-26,427
• Equity at exit: $19,878

Cash invested: $64,372 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$236 /mo · $2,828/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-34

Break-even live

Break-even rent $1,946

Max offer price $223,913

Occupancy floor 97%

Sensitivity live

Price	-10% $96	-5% $31	+0% $-34	+5% $-99	+10% $-164
Rent	-10% $-184	-5% $-109	+0% $-34	+5% $41	+10% $116
Rate	-1.0pp $82	-0.5pp $25	base $-34	+0.5pp $-93	+1.0pp $-154

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	4d	1	0.64mi
4801 S Elm Pl Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,729	$1.68	2d	8	0.73mi
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	2d	36	0.90mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	2d	19	0.96mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	0.98mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	11d	1	1.23mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	22d	1	1.25mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	11d	1	1.34mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	16d	1	1.43mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	24d	1	1.45mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	1.47mi

Listing history 15 events

1. 2026-04-16
   status Pending
2. 2026-04-09
   listed $229,900 Active
3. 2022-03-21
   soldstatus $200,000 Closed 439-char remark

   Show marketing remark (439 chars)

   Great house in great location (only 1/2 mile to Creek Turnpike), quiet neighborhood backing up to beautiful greenbelt. Granite in kitchen, new engineered hardwood floors in main areas, new tile floors in hall bath and master bath. Master shower also updated. New fencing on south side of home installed for perfect views of deer and animals in greenbelt! New Roof coming in February, New dishwasher and hot water heater recently installed.

4. 2022-03-15
   soldstatus $200,000
5. 2022-02-03
   status Pending 439-char remark

   Show marketing remark (439 chars)

   Great house in great location (only 1/2 mile to Creek Turnpike), quiet neighborhood backing up to beautiful greenbelt. Granite in kitchen, new engineered hardwood floors in main areas, new tile floors in hall bath and master bath. Master shower also updated. New fencing on south side of home installed for perfect views of deer and animals in greenbelt! New Roof coming in February, New dishwasher and hot water heater recently installed.

6. 2022-01-31
   listed $190,000 Active 439-char remark

   Show marketing remark (439 chars)

   Great house in great location (only 1/2 mile to Creek Turnpike), quiet neighborhood backing up to beautiful greenbelt. Granite in kitchen, new engineered hardwood floors in main areas, new tile floors in hall bath and master bath. Master shower also updated. New fencing on south side of home installed for perfect views of deer and animals in greenbelt! New Roof coming in February, New dishwasher and hot water heater recently installed.

7. 2015-10-27
   soldstatus $120,000
8. 2015-10-26
   soldstatus $119,900 Closed 182-char remark

   Show marketing remark (182 chars)

   Great house in great location (only 1/2 mile to Creek Turnpike), quiet neighborhood backing up to beautiful greenbelt. New carpet, new paint, newer roof. .. You need to see this one!

9. 2015-10-01
   status Pending 182-char remark

   Show marketing remark (182 chars)

   Great house in great location (only 1/2 mile to Creek Turnpike), quiet neighborhood backing up to beautiful greenbelt. New carpet, new paint, newer roof. .. You need to see this one!

10. 2015-09-21
    listed $119,900 Active 182-char remark

    Show marketing remark (182 chars)

    Great house in great location (only 1/2 mile to Creek Turnpike), quiet neighborhood backing up to beautiful greenbelt. New carpet, new paint, newer roof. .. You need to see this one!

11. 1995-06-01
    soldstatus $68,500
12. 1995-04-15
    listed $69,900
13. 1995-01-10
    historical
14. 1994-07-10
    listed $71,950
15. 1986-07-01
    soldstatus $70,000

ⓘ 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: $2,828 · $236/mo
• Projected year-2 tax: $2,828 · $236/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 3/10 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: $22,833
• − Mortgage interest: −$12,878
• − Property taxes: −$2,828
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$6,688
• Taxable loss: −$4,364
• Est. tax savings @ 24.0%: +$1,047
• After-tax cash flow: $641/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

+228.4% since first listed

15 events — show timeline

• 2026-04-16 Pending — MLS Technology, Inc.
• 2026-04-09 Listed $229,900 MLS Technology, Inc.
• 2022-03-21 Sold (MLS) $200,000 MLS Technology, Inc.
• 2022-03-15 Sold (Public Records) $200,000 Public Records
• 2022-02-03 Pending — MLS Technology, Inc.
• 2022-01-31 Listed $190,000 MLS Technology, Inc.
• 2015-10-27 Sold (Public Records) $120,000 Public Records
• 2015-10-26 Sold (MLS) $119,900 MLS Technology, Inc.
• 2015-10-01 Pending — MLS Technology, Inc.
• 2015-09-21 Listed $119,900 MLS Technology, Inc.
• 1995-06-01 Sold (Public Records) $68,500 Public Records
• 1995-04-15 Listed $69,900 MLS Technology, Inc.
• 1995-01-10 Listing Removed — MLS Technology, Inc.
• 1994-07-10 Listed $71,950 MLS Technology, Inc.
• 1986-07-01 Sold (Public Records) $70,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,828 · +4.9% YoY. Source: county tax records.