2601 W Atlanta Pl · Broken Arrow, OK 74012

$195,000

4 bd · 2.0 ba · 1,945 sqft · SingleFamily public records · 2 Days on market

Built 1979 10,320 sqft lot Est $253k · 23% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to transform this spacious home into something truly special! Featuring 4 bedrooms, 2.5 bathrooms, a corner lot, and a large backyard, this property offers endless potential. Located in the highly desirable Broken Arrow School District. Bring your vision and make this lovely home shine again!

Key facts

• Large backyard
• Corner lot
• 0.24 acre lot

Tags

• CORNER LOT
• LARGE BACKYARD
• BROKEN ARROW SCHOOL DISTRICT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Single-story home; Faces north; Entry level: First level
• Construction: Built using brick and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Year built per public records
• Exterior features: Covered porch; Full fencing; Corner lot

Interior

• Kitchen: Kitchen with pantry; Oven; Range
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Three additional bedrooms each with walk-in closets (First level)
• Flooring: Carpet; Tile
• Bathrooms: Master full bathroom (First level); Hall full bathroom (First level); Half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters
• Laundry & utility: Washer hookup; Utility room (inside, First level); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 8.4% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% of the median local income ($81k/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 $1k of loan paydown is wiped out by about $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $77k; list at $195k implies a 153% 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 $195,000

Questions for the listing agent

1. Built in 1979 — 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. 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: 1.05% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $252,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2508 Boston St W	0.09mi	4/2.0	2,170 (+12%)	2mo	$275,000	$127	75
2505 W Washington Pl	0.13mi	4/2.0	2,108 (+8%)	9mo	$290,000	$138	73
2337 S Beech Ave	0.28mi	3/2.0 (-1)	1,998 (+3%)	8mo	$232,500	$116	70
2613 W Atlanta Ct	0.07mi	4/2.5	2,213 (+14%)	4mo	$270,000	$122	69
2323 W Atlanta Ct	0.18mi	4/2.0	2,200 (+13%)	5mo	$287,000	$130	66
2615 W Canton St	0.27mi	3/2.0 (-1)	1,727 (-11%)	6mo	$212,000	$123	58
2204 W Boston St	0.34mi	3/2.0 (-1)	2,186 (+12%)	1mo	$255,000	$117	58
2901 W Atlanta Ct	0.28mi	3/2.0 (-1)	1,709 (-12%)	8mo	$222,500	$130	55
1629 W Delmar St	0.74mi	3/2.5 (-1)	1,888 (-3%)	3mo	$272,000	$144	51
2429 W Delmar St	0.36mi	3/2.5 (-1)	1,720 (-12%)	9mo	$230,000	$134	49
3506 W Atlanta St	0.59mi	3/2.5 (-1)	2,186 (+12%)	5mo	$356,500	$163	41
2408 W Laredo St	0.74mi	3/2.5 (-1)	2,227 (+14%)	8mo	$283,000	$127	28

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-10,113
• Equity at exit: $29,075

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $18,473
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $340

Break-even live

Break-even rent $1,612

Max offer price $195,000

Occupancy floor 78%

Sensitivity live

Price	-10% $450	-5% $395	+0% $340	+5% $284	+10% $229
Rent	-10% $178	-5% $259	+0% $340	+5% $420	+10% $501
Rate	-1.0pp $438	-0.5pp $389	base $340	+0.5pp $289	+1.0pp $238

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	24d	1	0.18mi
2614 S Gardenia Ave Broken Arrow, OK	3.0	2.5	2397	$1,950	$0.81	24d	1	0.22mi
3002 W Washington Pl Broken Arrow, OK	4.0	2.0	2211	$1,700	$0.77	4d	1	0.38mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	24d	1	0.57mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	24d	1	1.02mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	22d	1	1.32mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	16d	1	1.32mi

Listing history 3 events

1. 2026-06-18
   days on market $195,000 Active 2 DOM
2. 2026-06-16
   remarks 311-char remark
3. 2026-06-16
   listed $195,000 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/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 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $24,507
• − Mortgage interest: −$10,923
• − Property taxes: −$2,040
• − Insurance: −$975
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$5,673
• Taxable income: $975
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $3,840/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

+129.4% since first listed

7 events — show timeline

• 2026-06-16 Listed $195,000 MLS Technology, Inc.
• 2000-11-07 Sold (Public Records) $77,000 Public Records
• 1993-06-02 Listing Removed — MLS Technology, Inc.
• 1993-03-05 Listed $89,900 MLS Technology, Inc.
• 1992-12-02 Listed $89,900 MLS Technology, Inc.
• 1991-09-03 Sold (Public Records) $85,000 Public Records
• 1991-06-19 Listed $85,000 MLS Technology, Inc.

Property tax history

+3.1%/yr

Latest (2025): $2,040 · +3.1% YoY. Source: county tax records.