4517 S Gum Ave · Broken Arrow, OK 74011

$325,000

3 bd · 4.0 ba · 2,464 sqft · Townhouse public records · 279 Days on market

Built 1980 0.27 ac lot Est $338k · at est.

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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 +19.4/30.0
• ARV discount +9.2/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• 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 MLS

Units 4517 & 4519; each side has 3 bedrooms, 2 bath, fireplace, 1 car garage. 4517 lease $695/month. Property eligible for seller paid buyer bonus of 3% of sales price.

Key facts

• Fenced yards
• Cozy fireplace
• Spacious living room

Tags

• VALUE-ADD DUPLEX INVESTMENT
• FENCED YARDS
• SPACIOUS LIVING ROOM
• COZY FIREPLACE
• PRIVATE ONE-CAR GARAGE
• FULLY FENCED BACKYARDS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Faces north; Slab foundation; Wood-frame construction
• Construction: Wood frame construction
• Exterior features: Partial fencing; Greenbelt lot feature; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Garbage disposal; Oven; Range; Refrigerator
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Aluminum window frames; Gas range and gas oven connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/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 $296k (9.0% below list).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 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).
• This rent runs 36% 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

• It's been on market 279 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $325k implies a 183% 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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.91% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $337,568
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 W Waco St	0.16mi	4/3.0 (+1)	2,156 (-12%)	6mo	$295,000	$137	57

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-26,581
• Equity at exit: $48,459

10-year hold

• IRR: 2.9%
• Equity multiple: 1.22×
• Total profit: $19,632
• 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: 9.2×

Monthly cashflow live

• Estimated rent: $2,956 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $360

Break-even live

Break-even rent $2,501

Max offer price $325,000

Occupancy floor 83%

Sensitivity live

Price	-10% $544	-5% $452	+0% $360	+5% $268	+10% $176
Rent	-10% $126	-5% $243	+0% $360	+5% $477	+10% $594
Rate	-1.0pp $524	-0.5pp $443	base $360	+0.5pp $276	+1.0pp $190

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 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	24d	1	0.87mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	20d	1	1.06mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	1.24mi
1502 E Utica Pl Broken Arrow, OK	4.0	2.0	1908	$2,395	$1.26	11d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $325,000 Active 279 DOM
2. 2026-06-17
   days on market $325,000 Active 278 DOM
3. 2026-06-16
   days on market $325,000 Active 277 DOM
4. 2026-06-15
   days on market $325,000 Active 276 DOM
5. 2026-06-13
   days on market $325,000 Active 274 DOM
6. 2026-06-10
   days on market $325,000 Active 271 DOM
7. 2026-06-09
   days on market $325,000 Active 270 DOM
8. 2026-06-08
   days on market $325,000 Active 269 DOM
9. 2026-06-07
   days on market $325,000 Active 268 DOM
10. 2026-06-05
    days on market $325,000 Active 265 DOM
11. 2026-06-03
    days on market $325,000 Active 264 DOM
12. 2026-06-02
    days on market $325,000 Active 263 DOM
13. 2026-06-01
    days on market $325,000 Active 262 DOM
14. 2026-05-31
    days on market $325,000 Active 261 DOM
15. 2025-09-27
    price $325,000
16. 2025-09-11
    listed $345,500 Active
17. 2010-07-16
    soldstatus $115,000
18. 2010-07-15
    soldstatus $115,000 174-char remark

    Show marketing remark (174 chars)

    Units 4517 & 4519; each side has 3 bedrooms, 2 bath, fireplace, 1 car garage. 4517 lease $695/month. Property eligible for seller paid buyer bonus of 3% of sales price.

19. 2010-06-10
    historical 174-char remark

    Show marketing remark (174 chars)

    Units 4517 & 4519; each side has 3 bedrooms, 2 bath, fireplace, 1 car garage. 4517 lease $695/month. Property eligible for seller paid buyer bonus of 3% of sales price.

20. 2010-01-15
    listed $129,900 174-char remark

    Show marketing remark (174 chars)

    Units 4517 & 4519; each side has 3 bedrooms, 2 bath, fireplace, 1 car garage. 4517 lease $695/month. Property eligible for seller paid buyer bonus of 3% of sales price.

21. 2000-05-15
    soldstatus $85,000
22. 2000-05-06
    soldstatus $85,000 201-char remark

    Show marketing remark (201 chars)

    PLEASE SHOW 4517 VKB. 4519 W/ APT UNTIL 4/15. BOTH SHOW NICELY. CORNER FP, SOME NEW APPL. & FLOORING. STRUCT. ENG. REPT IS GOOD. W. OF 161 BTWN 101 & 1111 (TRN W. @ BRAUMS) POTENT. TENTANTS

23. 2000-03-24
    historical 201-char remark

    Show marketing remark (201 chars)

    PLEASE SHOW 4517 VKB. 4519 W/ APT UNTIL 4/15. BOTH SHOW NICELY. CORNER FP, SOME NEW APPL. & FLOORING. STRUCT. ENG. REPT IS GOOD. W. OF 161 BTWN 101 & 1111 (TRN W. @ BRAUMS) POTENT. TENTANTS

24. 2000-03-15
    listed $85,900 201-char remark

    Show marketing remark (201 chars)

    PLEASE SHOW 4517 VKB. 4519 W/ APT UNTIL 4/15. BOTH SHOW NICELY. CORNER FP, SOME NEW APPL. & FLOORING. STRUCT. ENG. REPT IS GOOD. W. OF 161 BTWN 101 & 1111 (TRN W. @ BRAUMS) POTENT. TENTANTS

ⓘ 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: $1,628 · $136/mo
• Projected year-2 tax: $2,925 · $244/mo
• Expected delta: +$1,297/yr (+$108/mo · 79.7%)

ⓘ 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 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: $35,474
• − Mortgage interest: −$18,205
• − Property taxes: −$1,628
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,838
• − Management: −$2,838
• − Depreciation: −$9,455
• Taxable loss: −$1,114
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $4,587/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

+278.3% since first listed

10 events — show timeline

• 2025-09-27 Price Changed $325,000 MLS Technology, Inc.
• 2025-09-11 Listed $345,500 MLS Technology, Inc.
• 2010-07-16 Sold (Public Records) $115,000 Public Records
• 2010-07-15 Sold (MLS) $115,000 MLS Technology, Inc.
• 2010-06-10 Listing Removed — MLS Technology, Inc.
• 2010-01-15 Listed $129,900 MLS Technology, Inc.
• 2000-05-15 Sold (Public Records) $85,000 Public Records
• 2000-05-06 Sold (MLS) $85,000 MLS Technology, Inc.
• 2000-03-24 Listing Removed — MLS Technology, Inc.
• 2000-03-15 Listed $85,900 MLS Technology, Inc.

Property tax history

-0.2%/yr

Latest (2025): $1,628 · -0.1% YoY. Source: county tax records.