2321 W Quinton St · Broken Arrow, OK 74011

$255,000

3 bd · 2.0 ba · 1,493 sqft · SingleFamily public records · 35 Days on market

Built 2007 0.33 ac lot Est $260k · at est. $21/mo HOA · 1% 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 +13.8/30.0
• ARV discount +8.3/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• 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 MLS

Adorable home in Broken Arrow schools featuring an open floor plan, 3 bedrooms, 2 bath, split floor plan, granite counters, near the neighborhood pool. Green belt behind home. Great location close to highways and in highly desirable Bentley Village neighborhood

Key facts

• Spacious back yard
• 0.33 acre lot
• 2 garage spots

Tags

• SPACIOUS BACK YARD
• MAJOR MECHANICAL SYSTEMS

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $250; Community sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Built according to public records; Brick and wood siding on wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Full privacy fencing; Greenbelt lot feature

Interior

• Kitchen: Island; Breakfast nook; Pantry; Dishwasher; Microwave; Oven; Range
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Additional bedrooms without en-suite baths (first level)
• Flooring: Carpet; Tile
• Bathrooms: Master bath with separate shower, bathtub, double sink, and vent (first level); Hall full bathroom with bathtub and vent (first level); Total: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; High ceilings; High-speed internet; Wired for data; Ceiling fan(s); Gas range/oven connections; Attic access; Vinyl insulated windows
• Laundry & utility: Utility room (inside, first level); Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $21 ($254/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 $226k (11.3% below list).
• Recommended offer: $226k (11.3% 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: 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.
• Zoned schools: Aspen Creek Es (math 23% / reading 22%, grade F, #409 of 845 statewide, top 49%, 628 students, 0% FRL); Childers Ms (math 16% / reading 28%, grade F, #129 of 345 statewide, top 42%, 796 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 385 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $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 35 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $226,194 (11.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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: 0.89% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $259,782
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2401 W Pensacola St	0.06mi	3/2.0	1,648 (+10%)	6mo	$280,750	$170	75
2713 W Quinton St	0.16mi	3/2.0	1,640 (+10%)	2mo	$290,000	$177	75
2728 W Quinton St	0.20mi	3/2.0	1,604 (+7%)	7mo	$267,900	$167	73
3220 W Mobile St	0.58mi	3/2.0	1,503 (+1%)	1mo	$265,000	$176	71
8324 S Gardenia Ave	0.29mi	3/2.0	1,584 (+6%)	9mo	$276,000	$174	69
2709 W Ocala St	0.22mi	3/2.0	1,637 (+10%)	7mo	$277,000	$169	68
2604 W Natchez St	0.25mi	3/2.0	1,683 (+13%)	3mo	$300,000	$178	65
2410 W Little Rock Ct S	0.39mi	3/2.0	1,599 (+7%)	7mo	$287,200	$180	64
2406 W Kingsport Ct S	0.45mi	3/2.0	1,654 (+11%)	3mo	$303,000	$183	58
2605 W Glendale St	0.65mi	3/2.0	1,606 (+8%)	3mo	$255,000	$159	54
3012 W Mobile Pl	0.44mi	3/2.0	1,715 (+15%)	2mo	$295,000	$172	54
2601 W Glendale St	0.65mi	4/2.0 (+1)	1,622 (+9%)	4mo	$259,900	$160	47

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-37,428
• Equity at exit: $38,021

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-20,186
• Equity at exit: $22,048

Cash invested: $71,400 (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: 385
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$301 /mo · $3,615/yr
• Insurance: −$106
• HOA: −$21
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $21

Break-even live

Break-even rent $2,235

Max offer price $255,000

Occupancy floor 94%

Sensitivity live

Price	-10% $166	-5% $93	+0% $21	+5% $-51	+10% $-123
Rent	-10% $-158	-5% $-68	+0% $21	+5% $111	+10% $200
Rate	-1.0pp $150	-0.5pp $86	base $21	+0.5pp $-45	+1.0pp $-112

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.50mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.52mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.52mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	4d	1	0.68mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	12d	1	0.92mi
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	5d	1	1.11mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-22
   days on market $255,000 Active 35 DOM
2. 2026-06-18
   days on market $255,000 Active 32 DOM
3. 2026-06-17
   days on market $255,000 Active 31 DOM
4. 2026-06-16
   days on market $255,000 Active 30 DOM
5. 2026-06-15
   days on market $255,000 Active 29 DOM
6. 2026-06-13
   days on market $255,000 Active 27 DOM
7. 2026-06-10
   days on market $255,000 Active 24 DOM
8. 2026-06-09
   days on market $255,000 Active 23 DOM
9. 2026-06-08
   days on market $255,000 Active 22 DOM
10. 2026-06-07
    days on market $255,000 Active 21 DOM
11. 2026-06-05
    days on market $255,000 Active 18 DOM
12. 2026-06-03
    days on market $255,000 Active 17 DOM
13. 2026-06-02
    days on market $255,000 Active 16 DOM
14. 2026-06-01
    days on market $255,000 Active 15 DOM
15. 2026-05-31
    days on market $255,000 Active 14 DOM
16. 2026-05-17
    listed $255,000 Active
17. 2022-08-17
    soldstatus $240,000
18. 2022-08-16
    soldstatus $239,500 Closed 261-char remark

    Show marketing remark (261 chars)

    Adorable home in Broken Arrow schools featuring an open floor plan, 3 bedrooms, 2 bath, split floor plan, granite counters, near the neighborhood pool. Green belt behind home. Great location close to highways and in highly desirable Bentley Village neighborhood

19. 2022-07-13
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Adorable home in Broken Arrow schools featuring an open floor plan, 3 bedrooms, 2 bath, split floor plan, granite counters, near the neighborhood pool. Green belt behind home. Great location close to highways and in highly desirable Bentley Village neighborhood

20. 2022-07-09
    price $245,000 261-char remark

    Show marketing remark (261 chars)

    Adorable home in Broken Arrow schools featuring an open floor plan, 3 bedrooms, 2 bath, split floor plan, granite counters, near the neighborhood pool. Green belt behind home. Great location close to highways and in highly desirable Bentley Village neighborhood

21. 2022-07-07
    listed $249,000 Active 261-char remark

    Show marketing remark (261 chars)

    Adorable home in Broken Arrow schools featuring an open floor plan, 3 bedrooms, 2 bath, split floor plan, granite counters, near the neighborhood pool. Green belt behind home. Great location close to highways and in highly desirable Bentley Village neighborhood

22. 2018-04-18
    soldstatus $159,000
23. 2018-04-17
    soldstatus $159,000 Closed 10-char remark

    Show marketing remark (10 chars)

    Sold. .. .

24. 2018-03-08
    status Pending 10-char remark

    Show marketing remark (10 chars)

    Sold. .. .

25. 2018-03-02
    listed $159,900 Active 10-char remark

    Show marketing remark (10 chars)

    Sold. .. .

26. 2007-05-15
    soldstatus $110,000

ⓘ 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: $3,615 · $301/mo
• Projected year-2 tax: $3,615 · $301/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 · 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: $27,143
• − Mortgage interest: −$14,284
• − Property taxes: −$3,615
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$252
• − Depreciation: −$7,418
• Taxable loss: −$4,044
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $1,225/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

+131.8% since first listed

11 events — show timeline

• 2026-05-17 Listed $255,000 MLS Technology, Inc.
• 2022-08-17 Sold (Public Records) $240,000 Public Records
• 2022-08-16 Sold (MLS) $239,500 MLS Technology, Inc.
• 2022-07-13 Pending — MLS Technology, Inc.
• 2022-07-09 Price Changed $245,000 MLS Technology, Inc.
• 2022-07-07 Listed $249,000 MLS Technology, Inc.
• 2018-04-18 Sold (Public Records) $159,000 Public Records
• 2018-04-17 Sold (MLS) $159,000 MLS Technology, Inc.
• 2018-03-08 Pending — MLS Technology, Inc.
• 2018-03-02 Listed $159,900 MLS Technology, Inc.
• 2007-05-15 Sold (Public Records) $110,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,615 · +9.0% YoY. Source: county tax records.