805 W Albuquerque St · Broken Arrow, OK 74011

$289,900

3 bd · 2.0 ba · 2,095 sqft · SingleFamily public records · 22 Days on market

Built 1979 8,625 sqft lot Est $337k · 14% 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).

• ARV discount +13.8/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

solid surface counters ceramic tile floor & backsplash large pantry island eat-in bar & breakfast nook tons of closet storage plus attic storage updated vinyl tilt-in windows throughout Back yard has large covered patio landscaping raised garden shed

Key facts

• Remodeled interior
• Wet bar area
• Stylish kitchen

Tags

• UPDATED HOME
• REMODELED INTERIOR
• COZY GAS LOG FIREPLACE
• STYLISH KITCHEN
• AMPLE STORAGE
• WET BAR AREA

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: 2-car garage
• Security: Security system (owned); Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Covered patio and porch; Landscaping; Rain gutters; Privacy fencing; Mature trees

Interior

• Kitchen: Cooktop; Oven
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Wet bar; Attic; Programmable thermostat; Electric oven/range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $4 ($48/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 $242k (16.4% below list).
• Recommended offer: $242k (16.4% 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 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 22 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y 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 $242,384 (16.4% below list)

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. 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: 0.84% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $337,295
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 W Albuquerque St	0.08mi	3/2.0	1,786 (-15%)	1mo	$303,000	$170	70
7008 S Maple Ave	0.45mi	3/2.0	1,981 (-5%)	0mo	$318,590	$161	70
1701 W Winston Ct	0.63mi	3/2.0	2,090 (-0%)	1mo	$254,050	$122	69
7104 S Maple Ave	0.45mi	3/2.0	1,981 (-5%)	1mo	$323,280	$163	69
7208 S Maple Ave	0.45mi	3/2.0	1,981 (-5%)	2mo	$323,465	$163	68
7200 S Maple Ave	0.45mi	3/2.0	1,981 (-5%)	2mo	$316,015	$160	68
7844 S Hickory Ct	0.61mi	3/2.5	2,044 (-2%)	1mo	$292,000	$143	65
1409 W Baton Rouge Cir	0.47mi	4/2.0 (+1)	1,980 (-6%)	0mo	$314,900	$159	63
7112 S Maple Ave	0.45mi	4/2.0 (+1)	1,940 (-7%)	0mo	$316,555	$163	61
7005 S Birch Ave	0.37mi	4/2.5 (+1)	1,902 (-9%)	1mo	$269,200	$142	59
105 W Yuma Ct	0.52mi	4/2.5 (+1)	2,248 (+7%)	1mo	$290,000	$129	56
1405 W Yuma Cir	0.46mi	4/2.0 (+1)	1,784 (-15%)	0mo	$290,000	$163	48

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-44,053
• Equity at exit: $43,225

10-year hold

• IRR: -4.8%
• Equity multiple: 0.67×
• Total profit: $-26,840
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$270 /mo · $3,237/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $4

Break-even live

Break-even rent $2,419

Max offer price $289,900

Occupancy floor 95%

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: $72,475
• Closing costs: $8,697
• 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	0.68mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	0.88mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	1.00mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	1.28mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	1.29mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	1.29mi

Listing history 29 events

1. 2026-06-18
   days on market $289,900 Active 22 DOM
2. 2026-06-17
   days on market $289,900 Active 21 DOM
3. 2026-06-16
   pricedays on market $289,900 Active 20 DOM
4. 2026-06-15
   days on market $295,000 Active 19 DOM
5. 2026-06-13
   days on market $295,000 Active 17 DOM
6. 2026-06-10
   pricedays on market $295,000 Active 14 DOM
7. 2026-06-09
   days on market $300,000 Active 13 DOM
8. 2026-06-08
   days on market $300,000 Active 12 DOM
9. 2026-06-07
   days on market $300,000 Active 11 DOM
10. 2026-06-05
    days on market $300,000 Active 8 DOM
11. 2026-06-03
    days on market $300,000 Active 7 DOM
12. 2026-06-02
    days on market $300,000 Active 6 DOM
13. 2026-06-01
    days on market $300,000 Active 5 DOM
14. 2026-05-31
    days on market $300,000 Active 4 DOM
15. 2026-05-27
    listed $300,000 Active
16. 2023-06-02
    soldstatus $255,000
17. 2023-06-01
    soldstatus $255,000 Closed
18. 2023-04-22
    status Pending
19. 2023-04-15
    listed $265,000 Active
20. 2014-11-26
    soldstatus $139,000 262-char remark

    Show marketing remark (262 chars)

    solid surface counters ceramic tile floor & backsplash large pantry island eat-in bar & breakfast nook tons of closet storage plus attic storage updated vinyl tilt-in windows throughout Back yard has large covered patio landscaping raised garden shed

21. 2014-11-10
    soldstatus $139,000
22. 2014-09-25
    historical 262-char remark

    Show marketing remark (262 chars)

    solid surface counters ceramic tile floor & backsplash large pantry island eat-in bar & breakfast nook tons of closet storage plus attic storage updated vinyl tilt-in windows throughout Back yard has large covered patio landscaping raised garden shed

23. 2014-05-12
    listed $139,500 262-char remark

    Show marketing remark (262 chars)

    solid surface counters ceramic tile floor & backsplash large pantry island eat-in bar & breakfast nook tons of closet storage plus attic storage updated vinyl tilt-in windows throughout Back yard has large covered patio landscaping raised garden shed

24. 2005-12-07
    soldstatus $122,000
25. 2005-11-30
    soldstatus $122,000
26. 2005-10-26
    historical
27. 2005-10-17
    listed $122,900
28. 1994-01-18
    soldstatus $77,500
29. 1993-11-03
    listed $79,500

ⓘ 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: $3,237 · $270/mo
• Projected year-2 tax: $3,237 · $270/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 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: $29,086
• − Mortgage interest: −$16,239
• − Property taxes: −$3,237
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − Depreciation: −$8,433
• Taxable loss: −$4,927
• Est. tax savings @ 24.0%: +$1,182
• After-tax cash flow: $1,231/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

+277.4% since first listed

15 events — show timeline

• 2026-05-27 Listed $300,000 MLS Technology, Inc.
• 2023-06-02 Sold (Public Records) $255,000 Public Records
• 2023-06-01 Sold (MLS) $255,000 MLS Technology, Inc.
• 2023-04-22 Pending — MLS Technology, Inc.
• 2023-04-15 Listed $265,000 MLS Technology, Inc.
• 2014-11-26 Sold (MLS) $139,000 MLS Technology, Inc.
• 2014-11-10 Sold (Public Records) $139,000 Public Records
• 2014-09-25 Listing Removed — MLS Technology, Inc.
• 2014-05-12 Listed $139,500 MLS Technology, Inc.
• 2005-12-07 Sold (Public Records) $122,000 Public Records
• 2005-11-30 Sold (MLS) $122,000 MLS Technology, Inc.
• 2005-10-26 Listing Removed — MLS Technology, Inc.
• 2005-10-17 Listed $122,900 MLS Technology, Inc.
• 1994-01-18 Sold (Public Records) $77,500 Public Records
• 1993-11-03 Listed $79,500 MLS Technology, Inc.

Property tax history

+7.3%/yr

Latest (2025): $3,237 · -0.1% YoY. Source: county tax records.