4333 S Dogwood Ave · Broken Arrow, OK 74011

$365,000

4 bd · 2.5 ba · 2,869 sqft · SingleFamily public records · 21 Days on market

Built 1990 8,080 sqft lot Est $531k · 31% under $8/mo HOA

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 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 MLS

OPEN FLOOR PLAN. WOOD ENTRY. KING SIZE MASER & MASTER BATH W/ JACUZZI & STALL SHOWER. WOOD BLINDS THRUOUT. KITCHEN & BREAKFAXT AREA OPEN TO FAMILY ROOM W/ FP. GAS LOGS. 3 BEDROOMS UP W/ WALK-IN CLOSETS. PLENTY OF STORAGE.

Key facts

• Open floor plan
• Quartz countertops
• Wood floors

Tags

• OPEN FLOOR PLAN
• WOOD FLOORS
• GENEROUS STORAGE
• COZY FIREPLACE
• QUARTZ COUNTERTOPS
• PANTRY STORAGE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $100; Community gutters

Exterior

• Parking: Attached 2-car garage
• Security: Leased security system; Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Two-story home; Faces east; Slab foundation; Home warranty in place
• Construction: Built (year per public records); Brick and vinyl siding with wood frame construction; Asphalt fiberglass roof
• Exterior features: Concrete driveway; Sprinkler/irrigation system; Landscaping; Exterior lighting; Rain gutters; Full privacy fencing; Mature trees

Interior

• Kitchen: Kitchen with island, breakfast nook and pantry; Dishwasher; Oven / Range / Stove; Microwave
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the second floor
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate shower, bathtub and whirlpool; Hall half bath
• Heating & cooling: Central heating (gas) with multiple heating units; Central air conditioning (two units)
• Interior features: High ceilings; Laminate counters, quartz counters, and stone counters; Ceiling fan(s); Insulated doors; Vinyl insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/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 $362k (0.8% below list).
• Recommended offer: $360k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.1% 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); 386 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• This rent runs 44% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 21 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 35y 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.
• Current owner paid $172k; list at $365k implies a 113% 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 $359,525 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $530,765
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 W Birmingham Pl	0.12mi	3/2.5 (-1)	2,875 (+0%)	2mo	$450,000	$157	87
2509 W Charleston St	0.17mi	3/2.5 (-1)	2,875 (+0%)	3mo	$439,500	$153	84
4308 S Chestnut Ave	0.08mi	4/3.5	3,129 (+9%)	0mo	$359,000	$115	77
3916 S Elder Blvd	0.43mi	4/2.5	2,841 (-1%)	2mo	$519,900	$183	77
3922 S Dogwood Pl	0.36mi	4/2.5	2,814 (-2%)	4mo	$519,900	$185	76
4305 S Chestnut Ave	0.09mi	4/2.5	2,469 (-14%)	1mo	$340,000	$138	72
4114 S Fir Ct	0.29mi	4/3.5	3,136 (+9%)	5mo	$589,900	$188	63
4008 S Gardenia Ave	0.39mi	4/3.0	2,570 (-10%)	5mo	$543,747	$212	58
3920 S Elder Blvd	0.42mi	3/2.5 (-1)	2,486 (-13%)	1mo	$492,295	$198	52
2722 W Roanoke St	0.47mi	3/2.5 (-1)	2,486 (-13%)	2mo	$494,900	$199	49
1808 W Inglewood St W	0.74mi	4/2.5	2,497 (-13%)	1mo	$300,000	$120	43
3302 W Quantico Ct	0.73mi	3/2.0 (-1)	2,568 (-10%)	1mo	$715,000	$278	41

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-20,102
• Equity at exit: $54,423

10-year hold

• IRR: 5.6%
• Equity multiple: 1.43×
• Total profit: $44,225
• Equity at exit: $31,559

Cash invested: $102,200 (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: 386
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,620 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$234 /mo · $2,810/yr
• Insurance: −$152
• HOA: −$8
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $551

Break-even live

Break-even rent $2,922

Max offer price $365,000

Occupancy floor 80%

Sensitivity live

Price	-10% $758	-5% $655	+0% $551	+5% $448	+10% $345
Rent	-10% $265	-5% $408	+0% $551	+5% $694	+10% $837
Rate	-1.0pp $735	-0.5pp $644	base $551	+0.5pp $457	+1.0pp $360

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 W Charleston St Broken Arrow, OK	4.0	2.5	2582	$5,000	$1.94	0d	1	0.13mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	0d	1	0.23mi
4308 S Walnut Ave Broken Arrow, OK	3.0	2.5	2659	$2,400	$0.90	26d	1	0.33mi
2614 S Gardenia Ave Broken Arrow, OK	3.0	2.5	2397	$1,950	$0.81	26d	1	1.42mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-22
   days on market $365,000 Active 21 DOM
2. 2026-06-22
   days on market $365,000 Active 20 DOM
3. 2026-06-18
   days on market $365,000 Active 17 DOM
4. 2026-06-17
   price $365,000 Active 16 DOM
5. 2026-06-17
   days on market $380,000 Active 16 DOM
6. 2026-06-16
   days on market $380,000 Active 15 DOM
7. 2026-06-15
   days on market $380,000 Active 14 DOM
8. 2026-06-13
   days on market $380,000 Active 12 DOM
9. 2026-06-10
   days on market $380,000 Active 9 DOM
10. 2026-06-09
    days on market $380,000 Active 8 DOM
11. 2026-06-08
    days on market $380,000 Active 7 DOM
12. 2026-06-07
    days on market $380,000 Active 6 DOM
13. 2026-06-05
    days on market $380,000 Active 3 DOM
14. 2026-06-03
    days on market $380,000 Active 2 DOM
15. 2026-06-02
    remarks 642-char remark
16. 2026-06-02
    listed $380,000 Active 1 DOM

ⓘ 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: $2,810 · $234/mo
• Projected year-2 tax: $3,285 · $274/mo
• Expected delta: +$475/yr (+$40/mo · 16.9%)

ⓘ 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 ≥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: $43,437
• − Mortgage interest: −$20,446
• − Property taxes: −$2,810
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,475
• − Management: −$3,475
• − HOA: −$96
• − Depreciation: −$10,618
• Taxable income: $692
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $6,449/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

+2071.4% since first listed

15 events — show timeline

• 2026-05-29 Listed $380,000 MLS Technology, Inc.
• 2002-07-26 Sold (Public Records) $171,500 Public Records
• 2002-07-19 Sold (MLS) $171,500 MLS Technology, Inc.
• 2002-07-02 Listing Removed — MLS Technology, Inc.
• 2002-03-15 Listed $169,500 MLS Technology, Inc.
• 1994-06-01 Sold (Public Records) $134,000 Public Records
• 1994-05-04 Listing Removed — MLS Technology, Inc.
• 1994-04-25 Listed $137,900 MLS Technology, Inc.
• 1994-01-04 Listed $139,900 MLS Technology, Inc.
• 1992-02-04 Sold (Public Records) $128,000 Public Records
• 1992-01-06 Listing Removed — MLS Technology, Inc.
• 1991-07-11 Listed $127,900 MLS Technology, Inc.
• 1991-05-25 Listing Removed — MLS Technology, Inc.
• 1991-02-25 Listed $124,900 MLS Technology, Inc.
• 1990-09-01 Sold (Public Records) $17,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,810 · +3.0% YoY. Source: county tax records.