1812 W Kent Pl · Broken Arrow, OK 74012

$220,000

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 1 Days on market

Built 1992 7,945 sqft lot Est $231k · 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 +12.3/30.0
• ARV discount +9.7/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PC3312 Beautifully maintained family home inside & out on quiet cul-de-sac. Newer carpet, light fxtrs, ceiling fans in all rooms. Freshly painted, new hot water tank Sept. 03,above grnd pool, shed, new mini blinds, home warranty thru Dec 03.Very motivated sellers!

Key facts

• 7,945 sq ft lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with shelving; 2 garage spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Year built per public records
• Exterior features: Covered patio and porch; Porch; Patio; Satellite dish; Shed(s); Privacy fencing; Located on a cul-de-sac; Faces south

Interior

• Kitchen: Oven; Range; Electric range connection; Gas range/oven connection; Dishwasher; Disposal; Refrigerator; Plumbed for ice maker; Gas water heater
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; High ceilings; Laminate counters; Cable TV ready; Ceiling fan(s); Aluminum window frames; Insulated windows; Ventilation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-41 ($-494/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (23.9% below list).
• Recommended offer: $167k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: schools D+, 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.
• Market conditions: Rents rising (+2.9%/yr); 443 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 30y 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 $109k; list at $220k implies a 102% 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 $167,349 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.76% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $231,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1908 W Gary St	0.18mi	3/2.0	1,393 (+1%)	2mo	$232,500	$167	89
1900 W Gary St	0.17mi	4/2.0 (+1)	1,382 (-0%)	0mo	$188,000	$136	87
2010 W Ithica St	0.16mi	3/2.0	1,329 (-4%)	1mo	$222,000	$167	86
1509 W Orlando Pl	0.25mi	3/2.0	1,450 (+5%)	2mo	$223,000	$154	79
1812 W Kent Pl	0.00mi	3/2.0	1,558 (+13%)	0mo	$220,000	$141	79
3809 S Poplar Ave	0.37mi	3/2.0	1,338 (-3%)	2mo	$235,000	$176	76
3901 S Walnut Ave	0.37mi	3/2.0	1,449 (+5%)	2mo	$235,000	$162	73
1600 W Edgewater Pl	0.34mi	3/2.0	1,480 (+7%)	1mo	$248,000	$168	72
2508 W Ithica St	0.53mi	3/2.0	1,333 (-4%)	1mo	$215,000	$161	68
2717 S Narcissus Pl	0.24mi	3/2.0	1,188 (-14%)	2mo	$196,000	$165	64
2437 S Maple Ave	0.54mi	3/2.0	1,518 (+10%)	1mo	$270,000	$178	58
1422 W Boston Pl	0.62mi	3/2.0	1,557 (+12%)	1mo	$274,000	$176	50

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-38,442
• Equity at exit: $32,803

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-37,553
• Equity at exit: $19,022

Cash invested: $61,600 (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 74012

• Rents YoY: 2.9%
• Active inventory: 443
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-41

Break-even live

Break-even rent $1,726

Max offer price $212,731

Occupancy floor 97%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	19d	1	0.25mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	24d	1	0.37mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	24d	1	0.41mi
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	24d	1	0.58mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	16d	1	0.88mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	10d	1	0.96mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	24d	1	0.97mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	2d	1	0.97mi
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	2d	36	0.99mi
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	24d	1	1.06mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	16d	1	1.09mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	3d	1	1.12mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	3d	1	1.30mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	21d	1	1.45mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	16d	1	1.45mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	21d	1	1.50mi

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-05-01
   listed $220,000 Active
3. 2004-01-28
   soldstatus $109,000
4. 2003-11-12
   soldstatus $109,000 270-char remark

   Show marketing remark (270 chars)

   PC3312 Beautifully maintained family home inside & out on quiet cul-de-sac. Newer carpet, light fxtrs, ceiling fans in all rooms. Freshly painted, new hot water tank Sept. 03,above grnd pool, shed, new mini blinds, home warranty thru Dec 03.Very motivated sellers!

5. 2003-10-23
   historical 270-char remark

   Show marketing remark (270 chars)

   PC3312 Beautifully maintained family home inside & out on quiet cul-de-sac. Newer carpet, light fxtrs, ceiling fans in all rooms. Freshly painted, new hot water tank Sept. 03,above grnd pool, shed, new mini blinds, home warranty thru Dec 03.Very motivated sellers!

6. 2003-09-21
   listed $111,900 270-char remark

   Show marketing remark (270 chars)

   PC3312 Beautifully maintained family home inside & out on quiet cul-de-sac. Newer carpet, light fxtrs, ceiling fans in all rooms. Freshly painted, new hot water tank Sept. 03,above grnd pool, shed, new mini blinds, home warranty thru Dec 03.Very motivated sellers!

7. 2000-09-07
   historical
8. 2000-04-06
   listed $108,900
9. 1997-01-06
   soldstatus $75,000
10. 1996-06-24
    listed $76,500
11. 1992-06-08
    soldstatus $66,000

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,980 · $165/mo
• Expected delta: +$566/yr (+$47/mo · 40.0%)

ⓘ 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 2/10 Low 3% 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: $20,082
• − Mortgage interest: −$12,323
• − Property taxes: −$1,414
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$6,400
• Taxable loss: −$4,369
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $555/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): 65,060
• Household income: $81,456
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1378.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 63% Two or more races 13% Hispanic / Latino 11% Black 7% Asian 5% Native American 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 7% Vietnamese 2% 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: ▼ -170.42%
• Current HPI: 214.1279
• Rent YoY: ▲ 2.94%
• 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

+233.3% since first listed

11 events — show timeline

• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-05-01 Listed $220,000 MLS Technology, Inc.
• 2004-01-28 Sold (Public Records) $109,000 Public Records
• 2003-11-12 Sold (MLS) $109,000 MLS Technology, Inc.
• 2003-10-23 Listing Removed — MLS Technology, Inc.
• 2003-09-21 Listed $111,900 MLS Technology, Inc.
• 2000-09-07 Listing Removed — MLS Technology, Inc.
• 2000-04-06 Listed $108,900 MLS Technology, Inc.
• 1997-01-06 Sold (Public Records) $75,000 Public Records
• 1996-06-24 Listed $76,500 MLS Technology, Inc.
• 1992-06-08 Sold (Public Records) $66,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,414 · -0.1% YoY. Source: county tax records.