5005 N 34th St · Broken Arrow, OK 74014

$222,600

3 bd · 2.0 ba · 1,844 sqft · SingleFamily public records · 25 Days on market

Built 2006 6,710 sqft lot Est $282k · 21% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this three bedroom, two bath home. Open floorplan with vaulted ceiling and cozy firpelace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

Key facts

• 6,710 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $199k (10.8% below list).
• Recommended offer: $199k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Liberty Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 624 students, 0% FRL); Oneta Ridge Ms (math 25% / reading 26%, grade F, #84 of 345 statewide, top 26%, 924 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 (+2.1%/yr); 655 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 581 units permitted in Wagoner County in 2024 (0 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.
• Wagoner County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,569 (10.8% 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. 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.
4. 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.
5. 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: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $282,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5405 N 31st St	0.29mi	4/2.0 (+1)	1,830 (-1%)	1mo	$310,000	$169	80
20200 E 43rd St S	0.27mi	3/2.0	1,921 (+4%)	2mo	$282,000	$147	79
20496 E 47th St S	0.37mi	3/2.0	1,991 (+8%)	0mo	$305,000	$153	69
3309 E Hudson St	0.43mi	3/2.0	1,953 (+6%)	1mo	$314,000	$161	69
3309 E Irvington St	0.48mi	3/2.0	1,921 (+4%)	2mo	$311,000	$162	69
3526 E Sandusky St	0.56mi	3/2.0	1,904 (+3%)	1mo	$285,000	$150	68
19826 E 46th St S	0.61mi	4/2.0 (+1)	1,840 (-0%)	0mo	$315,000	$171	66
4757 S 202nd EastAvenue	0.51mi	3/2.0	2,030 (+10%)	0mo	$309,000	$152	59
3622 S 198th EastAvenue	0.71mi	4/2.5 (+1)	1,965 (+7%)	1mo	$260,000	$132	48
20382 E 49th St S	0.57mi	4/2.0 (+1)	2,058 (+12%)	1mo	$316,000	$154	48
21195 E 39th St S	0.57mi	3/2.0	1,576 (-14%)	2mo	$240,500	$153	48
20471 E 35th Pl S	0.69mi	4/2.0 (+1)	2,019 (+10%)	0mo	$309,000	$153	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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-32,145
• Equity at exit: $33,190

10-year hold

• IRR: -7.3%
• Equity multiple: 0.56×
• Total profit: $-27,735
• Equity at exit: $19,246

Cash invested: $62,328 (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 74014

• Rents YoY: 2.1%
• Active inventory: 655
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$1,167
• Tax from tax record: −$220 /mo · $2,634/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $89

Break-even live

Break-even rent $1,873

Max offer price $222,600

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $152	+0% $89	+5% $26	+10% $-37
Rent	-10% $-68	-5% $11	+0% $89	+5% $168	+10% $246
Rate	-1.0pp $201	-0.5pp $146	base $89	+0.5pp $31	+1.0pp $-27

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: $55,650
• Closing costs: $6,678
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4915 N 36th St Broken Arrow, OK	4.0	2.0	1739	$1,940	$1.12	21d	1	0.22mi
20241 E 43rd Pl S Broken Arrow, OK	4.0	2.0	1746	$2,028	$1.16	3d	1	0.22mi
3503 E Hudson St Unit (3503) Broken Arrow, OK	4.0	2.0	1996	$1,495	$0.75	3d	1	0.39mi
3440 E Sandusky St Broken Arrow, OK	3.0	2.0	1336	$1,978	$1.48	16d	1	0.63mi
18202 E 43rd St Tulsa, OK	3.0	2.0	1300	$1,700	$1.31	4d	1	1.41mi

Listing history 4 events

1. 2026-04-14
   status Pending
2. 2026-03-19
   listed $222,600 Active
3. 2010-06-04
   historical
4. 2009-12-14
   listed $155,000

ⓘ 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: $2,634 · $220/mo
• Projected year-2 tax: $2,634 · $220/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 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,828
• − Mortgage interest: −$12,469
• − Property taxes: −$2,634
• − Insurance: −$1,113
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$6,476
• Taxable loss: −$2,676
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $1,712/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: Wagoner County · 61,834 people
• City population: 144,172
• Metro: Tulsa, OK
• Population (ZIP): 45,212
• Household income: $95,501
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 289.0

Population outlook (Wagoner County) Hauer SSP2

• Today (2025): 84,796 people
• By 2030: 88,162 · +4.0%
• By 2040: 93,882 · +10.7%
• By 2050: 98,219 · +15.8%
• By 2075: 106,561 · +25.7%
• By 2100: 109,360 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 11% Hispanic / Latino 11% Native American 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Wagoner

• 2024 margin: Solid R (+49.8) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -8.0pp toward R · 2008: -41.8pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+50.1 2016: R+52.0 2012: R+45.7 2008: R+41.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.67%
• Current HPI: 203.7301
• Rent YoY: ▲ 2.12%
• 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

+43.6% since first listed

4 events — show timeline

• 2026-04-14 Pending — MLS Technology, Inc.
• 2026-03-19 Listed $222,600 MLS Technology, Inc.
• 2010-06-04 Listing Removed — MLS Technology, Inc.
• 2009-12-14 Listed $155,000 MLS Technology, Inc.

Property tax history

+3.1%/yr

Latest (2025): $2,634 · -1.1% YoY. Source: county tax records.