4108 S Juniper Ave · Broken Arrow, OK 74011

$285,000

3 bd · 2.5 ba · 2,037 sqft · SingleFamily public records · 1 Days on market

Built 1974 0.26 ac lot Est $297k · at est.

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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 +15.5/30.0
• ARV discount +9.4/15.0
• DSCR +4.8/10.0
• 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

Beautifully remolded home located in South Park Estates neighborhood! All new kitchen appliances, new quartz throughout, custom cabinets and fixtures. Cozy entrance welcomes you into the home with vaulted ceilings and large living room with fireplace. Bathrooms have been completely remodeled and energy efficient vinyl windows were installed throughout.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1974

Property features AI

Finance

• Other: Gutters noted as community feature
• HOA & community: Sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Stone and wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Landscaped yard; Rain gutters; Covered patio and porch; Privacy fencing; Mature trees

Interior

• Kitchen: Eat-in kitchen with pantry; Dishwasher; Disposal; Microwave; Oven/Range/Stove; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Two additional bedrooms (first floor)
• Flooring: Carpet; Tile; Wood
• Bathrooms: Master bath with separate shower, bathtub and double sink (first floor); Hall full bathroom (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Vaulted ceilings; Ceiling fans; Quartz counters; Stone counters; Programmable thermostat; Vinyl insulated windows
• Laundry & utility: Inside utility room; Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $116 ($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 $252k (11.4% below list).
• Recommended offer: $252k (11.4% 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: Leisure Park Es (math 25% / reading 29%, grade F, #311 of 845 statewide, top 40%, 541 students, 0% FRL); Oliver Ms (math 20% / reading 28%, grade F, #109 of 345 statewide, top 32%, 898 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 32y 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 $240k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $252,371 (11.4% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.89% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $297,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4120 S Maple Ave E	0.12mi	4/2.5 (+1)	2,201 (+8%)	5mo	$300,000	$136	72
4212 S Oak Ave	0.27mi	4/2.0 (+1)	2,120 (+4%)	3mo	$319,000	$150	71
825 W Waco St	0.27mi	4/2.0 (+1)	2,146 (+5%)	1mo	$279,000	$130	71
801 W Utica St	0.26mi	3/2.0	1,855 (-9%)	4mo	$271,500	$146	68
4009 S Maple Ave	0.11mi	4/2.5 (+1)	2,300 (+13%)	2mo	$270,000	$117	67
3005 S Juniper Pl	0.55mi	3/2.5	1,923 (-6%)	3mo	$225,000	$117	63
4209 S Chestnut Ct	0.70mi	4/2.5 (+1)	2,024 (-1%)	2mo	$339,900	$168	60
3908 S Walnut Ave	0.56mi	3/2.0	1,906 (-6%)	3mo	$286,900	$151	58
4713 S Poplar Ave	0.61mi	3/2.0	2,118 (+4%)	8mo	$309,500	$146	56
4000 S Chestnut Ave	0.68mi	3/2.5	1,892 (-7%)	2mo	$275,000	$145	55
2309 W Twin Oaks St	0.71mi	3/2.0	1,873 (-8%)	6mo	$295,000	$158	47
1312 W Honolulu Pl	0.61mi	3/2.0	1,749 (-14%)	2mo	$254,000	$145	44

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-35,999
• Equity at exit: $42,494

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-10,150
• Equity at exit: $24,642

Cash invested: $79,800 (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: $2,524 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$264 /mo · $3,170/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $116

Break-even live

Break-even rent $2,377

Max offer price $285,000

Occupancy floor 90%

Sensitivity live

Price	-10% $278	-5% $197	+0% $116	+5% $36	+10% $-45
Rent	-10% $-83	-5% $17	+0% $116	+5% $216	+10% $316
Rate	-1.0pp $260	-0.5pp $189	base $116	+0.5pp $42	+1.0pp $-33

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4308 S Walnut Ave Broken Arrow, OK	3.0	2.5	2659	$2,400	$0.90	25d	1	0.58mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	23d	1	0.89mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	21d	1	0.95mi

Listing history 34 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   listed $285,000 Active
3. 2024-10-22
   historical
4. 2024-10-10
   price $284,900
5. 2024-09-18
   status Active
6. 2024-09-10
   status Pending
7. 2024-08-02
   listed $289,900 Active
8. 2023-10-26
   historical $2,300
9. 2023-10-22
   listed $2,300
10. 2021-04-16
    soldstatus $240,000
11. 2021-04-09
    soldstatus $239,000 Closed 355-char remark

    Show marketing remark (355 chars)

    Beautifully remolded home located in South Park Estates neighborhood! All new kitchen appliances, new quartz throughout, custom cabinets and fixtures. Cozy entrance welcomes you into the home with vaulted ceilings and large living room with fireplace. Bathrooms have been completely remodeled and energy efficient vinyl windows were installed throughout.

12. 2021-03-09
    status Pending 355-char remark

    Show marketing remark (355 chars)

    Beautifully remolded home located in South Park Estates neighborhood! All new kitchen appliances, new quartz throughout, custom cabinets and fixtures. Cozy entrance welcomes you into the home with vaulted ceilings and large living room with fireplace. Bathrooms have been completely remodeled and energy efficient vinyl windows were installed throughout.

13. 2021-03-08
    price $239,000 355-char remark

    Show marketing remark (355 chars)

    Beautifully remolded home located in South Park Estates neighborhood! All new kitchen appliances, new quartz throughout, custom cabinets and fixtures. Cozy entrance welcomes you into the home with vaulted ceilings and large living room with fireplace. Bathrooms have been completely remodeled and energy efficient vinyl windows were installed throughout.

14. 2021-03-08
    price $239,900 355-char remark

    Show marketing remark (355 chars)

    Beautifully remolded home located in South Park Estates neighborhood! All new kitchen appliances, new quartz throughout, custom cabinets and fixtures. Cozy entrance welcomes you into the home with vaulted ceilings and large living room with fireplace. Bathrooms have been completely remodeled and energy efficient vinyl windows were installed throughout.

15. 2021-03-02
    status Active 355-char remark

    Show marketing remark (355 chars)

    Beautifully remolded home located in South Park Estates neighborhood! All new kitchen appliances, new quartz throughout, custom cabinets and fixtures. Cozy entrance welcomes you into the home with vaulted ceilings and large living room with fireplace. Bathrooms have been completely remodeled and energy efficient vinyl windows were installed throughout.

16. 2021-02-06
    historical 355-char remark

    Show marketing remark (355 chars)

    Beautifully remolded home located in South Park Estates neighborhood! All new kitchen appliances, new quartz throughout, custom cabinets and fixtures. Cozy entrance welcomes you into the home with vaulted ceilings and large living room with fireplace. Bathrooms have been completely remodeled and energy efficient vinyl windows were installed throughout.

17. 2021-02-05
    listed $245,000 Active 355-char remark

    Show marketing remark (355 chars)

    Beautifully remolded home located in South Park Estates neighborhood! All new kitchen appliances, new quartz throughout, custom cabinets and fixtures. Cozy entrance welcomes you into the home with vaulted ceilings and large living room with fireplace. Bathrooms have been completely remodeled and energy efficient vinyl windows were installed throughout.

18. 2020-12-04
    soldstatus $122,500
19. 2018-04-12
    historical
20. 2018-04-07
    status Active
21. 2018-04-02
    status Pending
22. 2018-03-30
    price $122,000
23. 2018-03-14
    listed $125,000 Active
24. 2008-11-13
    soldstatus $135,000
25. 2008-11-06
    soldstatus $134,900
26. 2008-10-07
    historical
27. 2008-09-11
    historical
28. 2008-09-09
    listed $134,900
29. 2008-04-22
    listed $124,500
30. 2001-12-08
    historical
31. 2001-07-31
    listed $125,000
32. 1994-11-03
    soldstatus $66,000
33. 1994-08-02
    listed $69,900
34. 1994-06-16
    listed $79,900

ⓘ 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: $3,170 · $264/mo
• Projected year-2 tax: $3,170 · $264/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 ≥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: $30,285
• − Mortgage interest: −$15,964
• − Property taxes: −$3,170
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$8,291
• Taxable loss: −$3,411
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $2,214/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

+256.7% since first listed

34 events — show timeline

• 2026-04-29 Pending — MLS Technology, Inc.
• 2026-04-28 Listed $285,000 MLS Technology, Inc.
• 2024-10-22 Listing Removed — MLS Technology, Inc.
• 2024-10-10 Price Changed $284,900 MLS Technology, Inc.
• 2024-09-18 Relisted — MLS Technology, Inc.
• 2024-09-10 Pending — MLS Technology, Inc.
• 2024-08-02 Listed $289,900 MLS Technology, Inc.
• 2023-10-26 Rental Removed $2,300 LISTANZA
• 2023-10-22 Listed for Rent $2,300 LISTANZA
• 2021-04-16 Sold (Public Records) $240,000 Public Records
• 2021-04-09 Sold (MLS) $239,000 MLS Technology, Inc.
• 2021-03-09 Pending — MLS Technology, Inc.
• 2021-03-08 Price Changed $239,000 MLS Technology, Inc.
• 2021-03-08 Price Changed $239,900 MLS Technology, Inc.
• 2021-03-02 Relisted — MLS Technology, Inc.
• 2021-02-06 Listing Removed — MLS Technology, Inc.
• 2021-02-05 Listed $245,000 MLS Technology, Inc.
• 2020-12-04 Sold (Public Records) $122,500 Public Records
• 2018-04-12 Listing Removed — MLS Technology, Inc.
• 2018-04-07 Relisted — MLS Technology, Inc.
• 2018-04-02 Pending — MLS Technology, Inc.
• 2018-03-30 Price Changed $122,000 MLS Technology, Inc.
• 2018-03-14 Listed $125,000 MLS Technology, Inc.
• 2008-11-13 Sold (Public Records) $135,000 Public Records
• 2008-11-06 Sold (MLS) $134,900 MLS Technology, Inc.
• 2008-10-07 Listing Removed — MLS Technology, Inc.
• 2008-09-11 Listing Removed — MLS Technology, Inc.
• 2008-09-09 Listed $134,900 MLS Technology, Inc.
• 2008-04-22 Listed $124,500 MLS Technology, Inc.
• 2001-12-08 Listing Removed — MLS Technology, Inc.
• 2001-07-31 Listed $125,000 MLS Technology, Inc.
• 1994-11-03 Sold (Public Records) $66,000 Public Records
• 1994-08-02 Listed $69,900 MLS Technology, Inc.
• 1994-06-16 Listed $79,900 MLS Technology, Inc.

Property tax history

+4.5%/yr

Latest (2025): $3,170 · +2.1% YoY. Source: county tax records.