4307 S Hickory Pl · Broken Arrow, OK 74011

$230,000

4 bd · 2.0 ba · 2,212 sqft · SingleFamily public records · 7 Days on market

Built 1976 9,600 sqft lot Est $296k · 22% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Updated where it counts and priced to move, 4307 S Hickory Pl offers space, functionality, and value in a convenient Broken Arrow location. This 4-bedroom, 2-bath home features approximately 2,212 square feet (court house) with two living areas, a flexible layout with two bedrooms downstairs and two upstairs, plus an attached 2-car garage and fenced backyard. Buyers will appreciate the refreshed kitchen, updated flooring, newer windows, refreshed bathrooms, and clean, move-in-ready feel throughout. For anyone looking for a home with solid square footage, practical updates, and real value in today's market, this is an opportunity that deserves a close look. Home is being sold in AS-IS condit

Key facts

• Two living areas
• Newer windows
• Refreshed bathrooms

Tags

• REFRESHED KITCHEN
• UPDATED FLOORING
• NEWER WINDOWS
• REFRESHED BATHROOMS
• FENCED BACKYARD
• TWO LIVING AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 10.2% 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 fast (+4.1%/yr); 381 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

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 $230,000

Questions for the listing agent

1. Built in 1976 — 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: 1.22% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $296,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 W Waco St	0.09mi	4/2.0	2,146 (-3%)	1mo	$279,000	$130	90
4120 S Maple Ave E	0.24mi	4/2.5	2,201 (-0%)	5mo	$300,000	$136	82
1503 W Vicksburg Pl	0.25mi	4/3.0	2,208 (-0%)	8mo	$340,000	$154	77
4009 S Maple Ave	0.30mi	4/2.5	2,300 (+4%)	2mo	$270,000	$117	76
4212 S Oak Ave	0.40mi	4/2.0	2,120 (-4%)	3mo	$319,000	$150	72
4004 S Hickory Ave	0.28mi	3/2.0 (-1)	2,119 (-4%)	9mo	$235,000	$111	68
4713 S Poplar Ave	0.57mi	3/2.0 (-1)	2,118 (-4%)	8mo	$309,500	$146	55
4305 S Walnut Ave	0.61mi	4/2.5	2,445 (+10%)	9mo	$327,000	$134	45
1800 W Hot Springs St S	0.71mi	4/2.5	1,942 (-12%)	4mo	$240,000	$124	41
3005 S Juniper Pl	0.70mi	3/2.5 (-1)	1,923 (-13%)	3mo	$225,000	$117	36
3112 S Maple Ave	0.67mi	5/2.5 (+1)	1,892 (-14%)	2mo	$189,900	$100	36
3908 S Walnut Ave	0.71mi	3/2.0 (-1)	1,906 (-14%)	3mo	$286,900	$151	36

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $13,945
• Equity at exit: $34,294

10-year hold

• IRR: 15.8%
• Equity multiple: 2.35×
• Total profit: $87,045
• Equity at exit: $19,886

Cash invested: $64,400 (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: 381
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,808 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $756

Break-even live

Break-even rent $1,852

Max offer price $230,000

Occupancy floor 68%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	23d	1	0.67mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	21d	1	0.75mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	19d	1	0.95mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	15d	1	1.50mi

Listing history 20 events

1. 2026-04-28
   status Pending
2. 2026-04-17
   listed $230,000 Active
3. 2026-01-04
   historical
4. 2025-06-27
   listed $265,000 Active
5. 2025-03-12
   status Pending
6. 2025-03-12
   historical
7. 2025-02-28
   status Active
8. 2025-02-13
   status Pending
9. 2025-02-13
   historical
10. 2025-02-05
    price $265,000
11. 2025-01-08
    price $270,000
12. 2024-10-18
    listed $279,000 Active
13. 2020-02-24
    historical
14. 2019-11-11
    price $159,000
15. 2019-08-29
    listed $169,999 Active
16. 2019-08-20
    historical
17. 2019-04-10
    price $174,999
18. 2019-03-19
    listed $189,000 Active
19. 1991-08-26
    historical
20. 1991-02-26
    listed $69,900

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$140/yr (+$12/mo · 7.3%)

ⓘ 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: $33,700
• − Mortgage interest: −$12,884
• − Property taxes: −$1,930
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,696
• − Management: −$2,696
• − Depreciation: −$6,691
• Taxable income: $5,654
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $7,713/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

+229.0% since first listed

20 events — show timeline

• 2026-04-28 Pending — MLS Technology, Inc.
• 2026-04-17 Listed $230,000 MLS Technology, Inc.
• 2026-01-04 Listing Removed — MLS Technology, Inc.
• 2025-06-27 Listed $265,000 MLS Technology, Inc.
• 2025-03-12 Pending — MLS Technology, Inc.
• 2025-03-12 Listing Removed — MLS Technology, Inc.
• 2025-02-28 Relisted — MLS Technology, Inc.
• 2025-02-13 Pending — MLS Technology, Inc.
• 2025-02-13 Listing Removed — MLS Technology, Inc.
• 2025-02-05 Price Changed $265,000 MLS Technology, Inc.
• 2025-01-08 Price Changed $270,000 MLS Technology, Inc.
• 2024-10-18 Listed $279,000 MLS Technology, Inc.
• 2020-02-24 Listing Removed — MLS Technology, Inc.
• 2019-11-11 Price Changed $159,000 MLS Technology, Inc.
• 2019-08-29 Listed $169,999 MLS Technology, Inc.
• 2019-08-20 Listing Removed — MLS Technology, Inc.
• 2019-04-10 Price Changed $174,999 MLS Technology, Inc.
• 2019-03-19 Listed $189,000 MLS Technology, Inc.
• 1991-08-26 Listing Removed — MLS Technology, Inc.
• 1991-02-26 Listed $69,900 MLS Technology, Inc.

Property tax history

+2.1%/yr

Latest (2025): $1,930 · +4.8% YoY. Source: county tax records.