804 W Albuquerque St · Broken Arrow, OK 74011

$325,000

4 bd · 2.0 ba · 2,157 sqft · SingleFamily public records · 8 Days on market

Built 1979 Est $345k · 6% under

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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 +13.3/30.0
• ARV discount +10.1/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Granite countertops, stainless appliances, beautiful cabinetry throughout, new carpet, new paint, new fixtures and hardware! Old world flair. .. bella!

Key facts

• Fresh paint
• Electric appliances
• Newer water heater

Tags

• ROOF REPLACED
• FRESH PAINT
• NEWER WATER HEATER
• GRANITE COUNTER TOPS
• ELECTRIC APPLIANCES
• REFRIGERATOR PLUMBED FOR WATER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-2 ($-18/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (21.2% below list).
• Recommended offer: $256k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $10k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 $151k; list at $325k implies a 115% 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 $256,103 (21.2% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $345,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7500 S Gum Ave	0.15mi	4/2.0	1,941 (-10%)	2mo	$308,500	$159	74
105 W Yuma Ct	0.52mi	4/2.5	2,248 (+4%)	1mo	$290,000	$129	66
1409 W Baton Rouge Cir	0.47mi	4/2.0	1,980 (-8%)	0mo	$314,900	$159	64
7112 S Maple Ave	0.46mi	4/2.0	1,940 (-10%)	0mo	$316,555	$163	61
1701 W Winston Ct	0.62mi	3/2.0 (-1)	2,090 (-3%)	1mo	$254,050	$122	60
7005 S Birch Ave	0.38mi	4/2.5	1,902 (-12%)	1mo	$269,200	$142	60
7008 S Maple Ave	0.46mi	3/2.0 (-1)	1,981 (-8%)	0mo	$318,590	$161	60
7104 S Maple Ave	0.46mi	3/2.0 (-1)	1,981 (-8%)	1mo	$323,280	$163	59
7208 S Maple Ave	0.46mi	3/2.0 (-1)	1,981 (-8%)	2mo	$323,465	$163	58
7200 S Maple Ave	0.46mi	3/2.0 (-1)	1,981 (-8%)	2mo	$316,015	$160	58
7844 S Hickory Ct	0.64mi	3/2.5 (-1)	2,044 (-5%)	1mo	$292,000	$143	54
7109 S Maple Ave	0.46mi	4/2.0	1,852 (-14%)	2mo	$311,017	$168	53

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-50,020
• Equity at exit: $48,459

10-year hold

• IRR: -5.2%
• Equity multiple: 0.65×
• Total profit: $-32,166
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,561 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-2

Break-even live

Break-even rent $2,563

Max offer price $324,728

Occupancy floor 95%

Sensitivity live

Price	-10% $182	-5% $90	+0% $-2	+5% $-94	+10% $-186
Rent	-10% $-204	-5% $-103	+0% $-2	+5% $100	+10% $201
Rate	-1.0pp $162	-0.5pp $81	base $-2	+0.5pp $-86	+1.0pp $-171

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	0.64mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	11d	1	0.91mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	1.04mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	1.31mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	1.33mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	1.33mi

Listing history 6 events

1. 2026-06-18
   days on market $325,000 Active 8 DOM
2. 2026-06-17
   days on market $325,000 Active 7 DOM
3. 2026-06-16
   days on market $325,000 Active 6 DOM
4. 2026-06-15
   days on market $325,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $325,000 Active 3 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: $2,220 · $185/mo
• Projected year-2 tax: $2,925 · $244/mo
• Expected delta: +$705/yr (+$59/mo · 31.8%)

ⓘ 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: $30,732
• − Mortgage interest: −$18,205
• − Property taxes: −$2,220
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$9,455
• Taxable loss: −$5,689
• Est. tax savings @ 24.0%: +$1,365
• After-tax cash flow: $1,347/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

+225.3% since first listed

13 events — show timeline

• 2026-06-11 Listed $325,000 FSBO.com
• 2009-09-09 Sold (Public Records) $151,000 Public Records
• 2009-09-04 Sold (MLS) $151,000 MLS Technology, Inc.
• 2009-07-27 Listing Removed — MLS Technology, Inc.
• 2009-06-15 Listed $154,500 MLS Technology, Inc.
• 2009-06-15 Listing Removed — MLS Technology, Inc.
• 2009-05-06 Listed $159,777 MLS Technology, Inc.
• 2009-05-02 Listing Removed — MLS Technology, Inc.
• 2008-11-08 Listed $167,777 MLS Technology, Inc.
• 2008-09-04 Sold (Public Records) $95,000 Public Records
• 2008-08-29 Sold (MLS) $95,000 MLS Technology, Inc.
• 2008-08-01 Listing Removed — MLS Technology, Inc.
• 2008-07-22 Listed $99,900 MLS Technology, Inc.

Property tax history

+2.3%/yr

Latest (2025): $2,220 · +3.1% YoY. Source: county tax records.