1666 S Pecan Ave · Broken Arrow, OK 74011

$235,500

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 67 Days on market

Built 1977 7,056 sqft lot Est $243k · 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 +14.8/30.0
• ARV discount +8.9/15.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Four bedroom, brick 1-story, one block from Lynn Wood Elementary School. New paint, flooring, stainless double oven, cooktop, & dishwasher, & new granite. Primary has private bath & walk-in closet.

Key facts

• Private bath
• Walk-in closet
• Brick 1-story

Tags

• BRICK 1-STORY
• PRIVATE BATH
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Community gutter(s)

Exterior

• Parking: Attached garage with shelving; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick veneer, Masonite and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Patio; Concrete driveway; Rain gutters; Privacy fencing; Mature trees on lot; Ventilation for improved indoor air quality; Smoke detector(s)

Interior

• Kitchen: Cooktop; Double oven; Oven; Range; Microwave; Dishwasher; Disposal; Granite counters; Eat-in kitchen
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Three additional bedrooms (first floor); Additional bedroom (first floor)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Master bathroom with shower; Hall full bathroom with bathtub
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Granite countertops; Aluminum frame windows with storm windows; Electric oven connection; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $67 ($798/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 $195k (17.4% below list).
• Recommended offer: $195k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Lynn Wood Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 395 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $7k 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 67 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

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 $194,544 (17.4% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $243,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 W Richmond St	0.18mi	3/2.0 (-1)	1,609 (+7%)	1mo	$258,500	$161	74
1100 W Oakridge St	0.44mi	4/2.0	1,557 (+4%)	2mo	$155,000	$100	71
1108 S Poplar Ave	0.54mi	3/2.0 (-1)	1,488 (-1%)	1mo	$245,000	$165	68
1924 W Urbana St	0.35mi	3/2.0 (-1)	1,397 (-7%)	2mo	$239,500	$171	65
1629 S Date Ave	0.66mi	3/2.0 (-1)	1,520 (+1%)	1mo	$220,000	$145	61
1422 W Boston Pl	0.59mi	3/2.0 (-1)	1,557 (+4%)	1mo	$274,000	$176	60
2110 W Pittsburgh Pl	0.48mi	3/2.0 (-1)	1,603 (+7%)	1mo	$243,000	$152	60
2437 S Maple Ave	0.70mi	3/2.0 (-1)	1,518 (+1%)	1mo	$270,000	$178	59
1693 S Sycamore Ave	0.24mi	3/2.0 (-1)	1,282 (-14%)	2mo	$223,000	$174	58
1213 S Maple Pl	0.31mi	3/1.5 (-1)	1,724 (+15%)	2mo	$195,000	$113	52
2114 S Hickory Ave	0.72mi	3/1.5 (-1)	1,356 (-10%)	1mo	$210,000	$155	43
721 W Boston St	0.73mi	3/2.0 (-1)	1,310 (-13%)	2mo	$212,500	$162	38

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-31,834
• Equity at exit: $35,114

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-13,488
• Equity at exit: $20,362

Cash invested: $65,940 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$1,235
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $67

Break-even live

Break-even rent $1,861

Max offer price $235,500

Occupancy floor 92%

Sensitivity live

Price	-10% $200	-5% $133	+0% $67	+5% $0	+10% $-67
Rent	-10% $-87	-5% $-10	+0% $67	+5% $143	+10% $220
Rate	-1.0pp $185	-0.5pp $126	base $67	+0.5pp $6	+1.0pp $-57

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: $58,875
• Closing costs: $7,065
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	3d	1	0.28mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	25d	1	0.28mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	23d	1	0.35mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	17d	1	0.35mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	17d	1	0.56mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	25d	1	0.84mi
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	25d	1	0.95mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	25d	1	0.96mi
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	25d	1	0.98mi
511 W Fort Worth St Unit 511 Broken Arrow, OK	3.0	2.5	1621	$2,650	$1.63	17d	1	1.03mi
507 W Fort Worth St Unit 507 Broken Arrow, OK	3.0	2.5	1621	$2,850	$1.76	17d	1	1.03mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	21d	1	1.13mi
513 W Dallas St Unit B Broken Arrow, OK	3.0	2.0	1362	$1,850	$1.36	25d	1	1.13mi
513 W Dallas St Unit A Broken Arrow, OK	3.0	2.0	1322	$1,850	$1.40	5d	1	1.13mi
3002 W Washington Pl Broken Arrow, OK	4.0	2.0	2211	$1,700	$0.77	5d	1	1.21mi
221 W Commercial St Broken Arrow, OK	3.0	1.5	2192	$1,895	$0.86	17d	1	1.30mi
221 W Detroit St Broken Arrow, OK	4.0	2.5	1829	$2,300	$1.26	17d	1	1.48mi

Listing history 16 events

1. 2026-06-22
   days on market $235,500 Active 67 DOM
2. 2026-06-18
   days on market $235,500 Active 64 DOM
3. 2026-06-17
   days on market $235,500 Active 63 DOM
4. 2026-06-16
   days on market $235,500 Active 62 DOM
5. 2026-06-15
   days on market $235,500 Active 61 DOM
6. 2026-06-13
   days on market $235,500 Active 59 DOM
7. 2026-06-10
   days on market $235,500 Active 56 DOM
8. 2026-06-09
   days on market $235,500 Active 55 DOM
9. 2026-06-08
   days on market $235,500 Active 54 DOM
10. 2026-06-07
    days on market $235,500 Active 53 DOM
11. 2026-06-05
    days on market $235,500 Active 50 DOM
12. 2026-06-03
    days on market $235,500 Active 49 DOM
13. 2026-06-02
    days on market $235,500 Active 48 DOM
14. 2026-06-01
    pricedays on market $235,500 Active 47 DOM
15. 2026-05-31
    days on market $242,500 Active 46 DOM
16. 2026-04-15
    listed $242,500 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: $1,647 · $137/mo
• Projected year-2 tax: $2,120 · $177/mo
• Expected delta: +$472/yr (+$39/mo · 28.7%)

ⓘ 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 2/10 Low
• 🌡 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: $23,345
• − Mortgage interest: −$13,192
• − Property taxes: −$1,647
• − Insurance: −$1,178
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$6,851
• Taxable loss: −$3,257
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $1,580/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

1 event — show timeline

• 2026-04-15 Listed $242,500 MLS Technology, Inc.

Property tax history

+2.8%/yr

Latest (2025): $1,647 · +4.9% YoY. Source: county tax records.