304 W Key West St · Broken Arrow, OK 74011

$250,000

3 bd · 2.0 ba · 1,557 sqft · SingleFamily public records · 4 Days on market

Built 1980 9,786 sqft lot Est $246k · at est.

---

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 +13.4/30.0
• ARV discount +6.8/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• 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

Completely renovated home with NEW paint in/out, granite, new flooring & interior doors, energy efficient windows, stainless appliances. HUGE walk-in closets, oversized garage & fenced yard that backs to green belt. Easy access to Trail System & Turnpike.

Key facts

• Spacious backyard
• Private bath
• Utility sink

Tags

• PRIVATE BATH
• GENEROUS CLOSET SPACE
• UTILITY SINK
• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Brick veneer and wood siding on wood frame; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio and porch; Rain gutters

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Electric range connection; Vinyl windows; Gas starter fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $6 ($67/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 $212k (15.0% below list).
• Recommended offer: $212k (15.0% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $212,448 (15.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.85% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $246,006
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5601 S Ash Ave	0.25mi	3/2.0	1,485 (-5%)	5mo	$235,000	$158	76
217 W Miami St	0.26mi	3/2.0	1,469 (-6%)	3mo	$245,000	$167	76
228 W Keywest St	0.12mi	3/2.0	1,786 (+15%)	4mo	$240,000	$134	67
1105 W Durham St	0.56mi	3/2.0	1,478 (-5%)	1mo	$225,000	$152	65
1305 E Durham St	0.72mi	3/2.0	1,532 (-2%)	1mo	$265,000	$173	63
5305 S Maple Pl	0.74mi	3/2.0	1,526 (-2%)	1mo	$270,000	$177	61
5613 S Juniper Ave	0.56mi	3/2.5	1,652 (+6%)	4mo	$191,051	$116	58
109 W Austin St	0.61mi	3/2.0	1,366 (-12%)	3mo	$208,000	$152	49
4416 S Elm Ave	0.56mi	3/1.5	1,324 (-15%)	6mo	$220,000	$166	42
1116 W Birmingham St	0.75mi	3/2.0	1,340 (-14%)	1mo	$195,000	$146	41
6312 S Date Ave	0.65mi	4/2.0 (+1)	1,750 (+12%)	4mo	$280,000	$160	41
4332 S Elm Ave	0.68mi	3/1.0	1,368 (-12%)	5mo	$187,000	$137	40

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-37,803
• Equity at exit: $37,276

10-year hold

• IRR: -4.7%
• Equity multiple: 0.68×
• Total profit: $-22,587
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$258 /mo · $3,091/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $6

Break-even live

Break-even rent $2,117

Max offer price $250,000

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4801 S Elm Pl Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,729	$1.68	1d	8	0.22mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	3d	1	0.65mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	15d	1	0.66mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	21d	1	0.69mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	15d	1	1.06mi
1502 E Utica Pl Broken Arrow, OK	4.0	2.0	1908	$2,395	$1.26	10d	1	1.37mi
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	1d	36	1.38mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	19d	1	1.42mi

Listing history 18 events

1. 2026-06-02
   statusdays on market $250,000 Pending 4 DOM
2. 2026-06-01
   days on market $250,000 Active 3 DOM
3. 2026-05-31
   days on market $250,000 Active 2 DOM
4. 2026-05-29
   listed $250,000 Active
5. 2022-08-10
   soldstatus $232,500
6. 2018-10-26
   soldstatus $150,000 Closed 273-char remark

   Show marketing remark (273 chars)

   Completely renovated home with NEW paint in/out, granite, new flooring & interior doors, energy efficient windows, stainless appliances. HUGE walk-in closets, oversized garage & fenced yard that backs to green belt. Easy access to Trail System & Turnpike.

7. 2018-09-26
   status Pending 273-char remark

   Show marketing remark (273 chars)

   Completely renovated home with NEW paint in/out, granite, new flooring & interior doors, energy efficient windows, stainless appliances. HUGE walk-in closets, oversized garage & fenced yard that backs to green belt. Easy access to Trail System & Turnpike.

8. 2018-09-21
   listed $147,000 Active 273-char remark

   Show marketing remark (273 chars)

   Completely renovated home with NEW paint in/out, granite, new flooring & interior doors, energy efficient windows, stainless appliances. HUGE walk-in closets, oversized garage & fenced yard that backs to green belt. Easy access to Trail System & Turnpike.

9. 2016-09-16
   historical
10. 2016-09-12
    price $104,000
11. 2016-08-17
    listed $112,000 Active
12. 2011-07-29
    soldstatus $104,000
13. 2011-06-05
    historical
14. 2011-04-07
    listed $98,500
15. 2006-09-20
    soldstatus $112,500
16. 2006-09-14
    soldstatus $112,500
17. 2006-07-31
    listed $112,500
18. 1987-05-19
    soldstatus $47,000

ⓘ 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: $3,091 · $258/mo
• Projected year-2 tax: $3,091 · $258/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 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: $25,494
• − Mortgage interest: −$14,004
• − Property taxes: −$3,091
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$7,273
• Taxable loss: −$4,203
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $1,075/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

+431.9% since first listed

15 events — show timeline

• 2026-05-29 Listed $250,000 MLS Technology, Inc.
• 2022-08-10 Sold (Public Records) $232,500 Public Records
• 2018-10-26 Sold (MLS) $150,000 MLS Technology, Inc.
• 2018-09-26 Pending — MLS Technology, Inc.
• 2018-09-21 Listed $147,000 MLS Technology, Inc.
• 2016-09-16 Listing Removed — MLS Technology, Inc.
• 2016-09-12 Price Changed $104,000 MLS Technology, Inc.
• 2016-08-17 Listed $112,000 MLS Technology, Inc.
• 2011-07-29 Sold (MLS) $104,000 MLS Technology, Inc.
• 2011-06-05 Listing Removed — MLS Technology, Inc.
• 2011-04-07 Listed $98,500 MLS Technology, Inc.
• 2006-09-20 Sold (Public Records) $112,500 Public Records
• 2006-09-14 Sold (MLS) $112,500 MLS Technology, Inc.
• 2006-07-31 Listed $112,500 MLS Technology, Inc.
• 1987-05-19 Sold (Public Records) $47,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,091 · +0.5% YoY. Source: county tax records.