4303 S Sweet Gum Ave · Broken Arrow, OK 74011

$295,000

3 bd · 2.0 ba · 1,875 sqft · SingleFamily public records · 3 Days on market

Built 2003 5,769 sqft lot Est $296k · at est. $58/mo HOA · 2% of rent

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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 +12.4/30.0
• ARV discount +7.7/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in a desirable gated community, this beautiful 3-bedroom, 2-bath home offers comfort, style, and convenience. The spacious kitchen features an island, cozy breakfast nook, and a separate formal dining area, perfect for entertaining or everyday living. Recent updates include new carpet, fresh paint, updated light fixtures, and a new roof, giving the home a move-in-ready feel. Plantation shutters throughout. Enjoy peace of mind with a built-in safe room, and relax outdoors on the covered back porch. Residents also have access to the community pool, pond, and playground, as well as direct access to the 918 Trail system, which offers excellent biking and walking trails. This home combin

Key facts

• Gated community
• Community pool
• Spacious kitchen

Tags

• GATED COMMUNITY
• SPACIOUS KITCHEN
• BUILT-IN SAFE ROOM
• COVERED BACK PORCH
• COMMUNITY POOL
• DIRECT ACCESS TO 918 TRAIL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-51 ($-613/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (18.4% below list).
• Recommended offer: $241k (18.4% 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; 4 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 $2k of loan paydown is wiped out by about $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $240,587 (18.4% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $296,250
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4303 S Sweet Gum Ave	0.00mi	3/2.0	1,875 (0%)	2mo	$295,000	$157	98
4311 S Sweet Gum Ave	0.04mi	3/2.0	1,996 (+6%)	3mo	$315,000	$158	85
3712 W Austin St	0.13mi	3/2.5	2,032 (+8%)	4mo	$307,000	$151	75
3509 W South Park St	0.39mi	3/2.0	1,991 (+6%)	0mo	$469,000	$236	71
4304 S Redwood Ave	0.03mi	3/3.0	2,062 (+10%)	9mo	$292,000	$142	70
4300 W Vicksburg Pl S	0.21mi	3/2.0	1,696 (-10%)	6mo	$289,000	$170	69
4310 S Tamarack Ave	0.15mi	4/2.5 (+1)	2,021 (+8%)	6mo	$307,500	$152	68
4307 S Willow Ave	0.17mi	3/2.0	1,714 (-9%)	13mo	$288,000	$168	67
4309 S Sweet Gum Ave	0.03mi	3/2.0	1,715 (-8%)	22mo	$255,000	$149	66
3501 W Roanoke St S	0.45mi	3/2.0	2,047 (+9%)	6mo	$460,000	$225	59
3728 W Charleston St	0.11mi	3/2.5	2,131 (+14%)	19mo	$340,000	$160	54

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-48,409
• Equity at exit: $43,985

10-year hold

• IRR: -6.4%
• Equity multiple: 0.57×
• Total profit: $-35,226
• Equity at exit: $25,506

Cash invested: $82,600 (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 74011

• Rents YoY: 4.1%
• Active inventory: 381
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,406 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$224 /mo · $2,686/yr
• Insurance: −$123
• HOA: −$58
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-51

Break-even live

Break-even rent $2,471

Max offer price $285,969

Occupancy floor 97%

Sensitivity live

Price	-10% $116	-5% $32	+0% $-51	+5% $-135	+10% $-218
Rent	-10% $-241	-5% $-146	+0% $-51	+5% $44	+10% $139
Rate	-1.0pp $97	-0.5pp $24	base $-51	+0.5pp $-128	+1.0pp $-205

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	20d	1	1.05mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	24d	1	1.23mi
11222 S 107th East Ave Bixby, OK	3.0	2.5	1443	$1,995	$1.38	15d	1	1.34mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	2d	19	1.35mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: poolsecurity

Listing history 3 events

1. 2026-04-24
   soldstatus $295,000
2. 2026-03-16
   status Pending
3. 2026-03-13
   listed $295,000 Active

ⓘ 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: $2,686 · $224/mo
• Projected year-2 tax: $2,686 · $224/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 4/10 Moderate
• 🌡 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: $28,870
• − Mortgage interest: −$16,525
• − Property taxes: −$2,686
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$696
• − Depreciation: −$8,582
• Taxable loss: −$5,712
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $757/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

+0.0% since first listed

3 events — show timeline

• 2026-04-24 Sold (Public Records) $295,000 Public Records
• 2026-03-16 Pending — MLS Technology, Inc.
• 2026-03-13 Listed $295,000 MLS Technology, Inc.

Property tax history

+2.1%/yr

Latest (2025): $2,686 · -0.1% YoY. Source: county tax records.