1701 W Winston Ct · Broken Arrow, OK 74011

$240,000

3 bd · 2.0 ba · 2,090 sqft · SingleFamily public records · 4 Days on market

Built 1977 0.30 ac lot Est $341k · 30% under $17/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE Saturday, April 11th 2-4pm. .. Come meet this stately lady perched on the corner of a cul-de-sac in the highly desired neighborhood of Woodmeadow in south Broken Arrow. Make your own SWEAT EQUITY: This one level home has been lovingly maintained by its current owner and professionally cleaned from top to bottom, but is now ready for someone new to put their personal stamp on it. It features large rooms and tons of storage space. In addition to three bedrooms, there is also a large formal living space that could be a playroom, gameroom or office. There is a large, vaulted & beamed living room with woodburning fireplace, built-ins and a wet bar plus two dining rooms for easy

Key facts

• Wet bar
• Two dining rooms
• Cul-de-sac

Tags

• CUL-DE-SAC
• LARGE FORMAL LIVING SPACE
• VAULTED BEAMED LIVING ROOM
• WOODBURNING FIREPLACE
• WET BAR
• TWO DINING ROOMS

Property features AI

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/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 $239k (0.5% below list).
• Recommended offer: $239k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $240k implies a 140% gain — meaningful room to come down on a strong offer.

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 $238,685 (0.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $340,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 W Winston Ct	0.00mi	3/2.0	2,090 (0%)	1mo	$254,050	$122	99
1409 W Baton Rouge Cir	0.24mi	4/2.0 (+1)	1,980 (-5%)	0mo	$314,900	$159	75
7008 S Maple Ave	0.40mi	3/2.0	1,981 (-5%)	0mo	$318,590	$161	72
7104 S Maple Ave	0.40mi	3/2.0	1,981 (-5%)	1mo	$323,280	$163	72
7208 S Maple Ave	0.40mi	3/2.0	1,981 (-5%)	2mo	$323,465	$163	71
7200 S Maple Ave	0.40mi	3/2.0	1,981 (-5%)	2mo	$316,015	$160	71
7517 S Walnut Ave	0.64mi	3/2.0	2,063 (-1%)	1mo	$341,000	$165	67
7112 S Maple Ave	0.40mi	4/2.0 (+1)	1,940 (-7%)	0mo	$316,555	$163	64
1405 W Yuma Cir	0.17mi	4/2.0 (+1)	1,784 (-15%)	0mo	$290,000	$163	62
7109 S Maple Ave	0.40mi	4/2.0 (+1)	1,852 (-11%)	2mo	$311,017	$168	56
909 W Albuquerque St	0.55mi	3/2.0	1,786 (-14%)	1mo	$303,000	$170	49
1905 W Huntsville Pl	0.72mi	2/2.0 (-1)	1,776 (-15%)	1mo	$321,750	$181	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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-16,293
• Equity at exit: $35,785

10-year hold

• IRR: 4.4%
• Equity multiple: 1.34×
• Total profit: $22,557
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,387 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$196 /mo · $2,358/yr
• Insurance: −$100
• HOA: −$17
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $314

Break-even live

Break-even rent $1,990

Max offer price $240,000

Occupancy floor 82%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	0.48mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	0.72mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	0.93mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	0.93mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	0.95mi
3208 W Fredericksburg St Broken Arrow, OK	4.0	2.0	2014	$2,350	$1.17	1d	1	1.17mi
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	3d	1	1.17mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	1.19mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	19d	1	1.30mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 3 events

1. 2026-04-13
   status Pending
2. 2026-04-03
   listed $240,000 Active
3. 1986-10-20
   soldstatus $100,000

ⓘ 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: $2,358 · $196/mo
• Projected year-2 tax: $2,358 · $196/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 3/10 Moderate 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: $28,642
• − Mortgage interest: −$13,444
• − Property taxes: −$2,358
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − HOA: −$204
• − Depreciation: −$6,982
• Taxable loss: −$128
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $3,793/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

+140.0% since first listed

3 events — show timeline

• 2026-04-13 Pending — MLS Technology, Inc.
• 2026-04-03 Listed $240,000 MLS Technology, Inc.
• 1986-10-20 Sold (Public Records) $100,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,358 · +3.1% YoY. Source: county tax records.