25437 E 93rd Ct · Broken Arrow, OK 74014

$235,000

3 bd · 2.0 ba · 1,543 sqft · Land public records · 24 Days on market

Built 2016 6,674 sqft lot $17/mo HOA · 1% of rent

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE CUTEST HOUSE!! This one will go fast! Beautiful 9 ft ceilings throughout, this spacious 3 bed 2 bath home is just adorable! If you're looking for low maintenance, this 4 year old home is for you! Large living room very open to the kitchen with a wrap-around bar, gas stove, covered patio, privacy fencing, this home has it all!! 0% FINANCING ELIGIBLE!! USDA/RD = NO DOWN PAYMENT!! Call for a showing on this charming home today!

Key facts

• Wrap-around bar
• Covered patio
• Gas stove

Tags

• 9-FOOT CEILINGS
• OPEN-CONCEPT LAYOUT
• WRAP-AROUND BAR
• GAS STOVE
• COVERED PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee of $200; Community amenities include park and trails; Sidewalks in the community

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Built with brick, vinyl siding, and wood frame; Asphalt fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Full privacy fencing

Interior

• Kitchen: Eat-in kitchen with island; Dishwasher; Microwave; Oven; Range; Disposal; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Additional bedrooms without attached baths (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms including a master bath with double sink (first level); Hall full bath (first level)
• Heating & cooling: Central heating (gas) with zoned controls; Central air conditioning with zoned controls; Gas range/oven connections
• Interior features: High ceilings; Laminate counters; Cable TV; Ceiling fans; Programmable thermostat; Vinyl insulated windows
• Laundry & utility: Washer hookup; Interior utility room (inside, separate)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $235k.

Deal economics

• At list price, monthly cash flow is $-61 ($-736/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (19.3% below list).
• Recommended offer: $190k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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.
• Zoned schools: Highland Park Es (math 41% / reading 33%, grade F, #132 of 845 statewide, top 19%, 698 students, 0% FRL); Oneta Ridge Ms (math 25% / reading 26%, grade F, #84 of 345 statewide, top 26%, 924 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.1%/yr); 655 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 581 units permitted in Wagoner County in 2024 (0 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 $7k of value loss. Plan a longer hold.
• Wagoner County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $174k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,750 (19.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-43,663
• Equity at exit: $35,039

10-year hold

• IRR: -13.5%
• Equity multiple: 0.24×
• Total profit: $-49,809
• Equity at exit: $20,319

Cash invested: $65,800 (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 74014

• Rents YoY: 2.1%
• Active inventory: 655
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$98
• HOA: −$17
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-61

Break-even live

Break-even rent $1,975

Max offer price $224,164

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $5	+0% $-61	+5% $-128	+10% $-194
Rent	-10% $-211	-5% $-136	+0% $-61	+5% $14	+10% $89
Rate	-1.0pp $57	-0.5pp $-2	base $-61	+0.5pp $-122	+1.0pp $-184

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9127 S 256th East Ave Broken Arrow, OK	3.0	2.0	1455	$1,750	$1.20	3d	1	0.33mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 14 events

1. 2026-05-09
   status Pending
2. 2026-05-06
   price $235,000
3. 2026-04-15
   listed $245,000 Active
4. 2020-09-10
   soldstatus $174,500
5. 2020-09-03
   soldstatus $174,400 Closed 432-char remark

   Show marketing remark (432 chars)

   THE CUTEST HOUSE!! This one will go fast! Beautiful 9 ft ceilings throughout, this spacious 3 bed 2 bath home is just adorable! If you're looking for low maintenance, this 4 year old home is for you! Large living room very open to the kitchen with a wrap-around bar, gas stove, covered patio, privacy fencing, this home has it all!! 0% FINANCING ELIGIBLE!! USDA/RD = NO DOWN PAYMENT!! Call for a showing on this charming home today!

6. 2020-08-19
   status Pending 432-char remark

   Show marketing remark (432 chars)

   THE CUTEST HOUSE!! This one will go fast! Beautiful 9 ft ceilings throughout, this spacious 3 bed 2 bath home is just adorable! If you're looking for low maintenance, this 4 year old home is for you! Large living room very open to the kitchen with a wrap-around bar, gas stove, covered patio, privacy fencing, this home has it all!! 0% FINANCING ELIGIBLE!! USDA/RD = NO DOWN PAYMENT!! Call for a showing on this charming home today!

7. 2020-07-28
   status Pending 432-char remark

   Show marketing remark (432 chars)

   THE CUTEST HOUSE!! This one will go fast! Beautiful 9 ft ceilings throughout, this spacious 3 bed 2 bath home is just adorable! If you're looking for low maintenance, this 4 year old home is for you! Large living room very open to the kitchen with a wrap-around bar, gas stove, covered patio, privacy fencing, this home has it all!! 0% FINANCING ELIGIBLE!! USDA/RD = NO DOWN PAYMENT!! Call for a showing on this charming home today!

8. 2020-07-25
   price $174,400 432-char remark

   Show marketing remark (432 chars)

   THE CUTEST HOUSE!! This one will go fast! Beautiful 9 ft ceilings throughout, this spacious 3 bed 2 bath home is just adorable! If you're looking for low maintenance, this 4 year old home is for you! Large living room very open to the kitchen with a wrap-around bar, gas stove, covered patio, privacy fencing, this home has it all!! 0% FINANCING ELIGIBLE!! USDA/RD = NO DOWN PAYMENT!! Call for a showing on this charming home today!

9. 2020-07-18
   listed $174,900 Active 432-char remark

   Show marketing remark (432 chars)

   THE CUTEST HOUSE!! This one will go fast! Beautiful 9 ft ceilings throughout, this spacious 3 bed 2 bath home is just adorable! If you're looking for low maintenance, this 4 year old home is for you! Large living room very open to the kitchen with a wrap-around bar, gas stove, covered patio, privacy fencing, this home has it all!! 0% FINANCING ELIGIBLE!! USDA/RD = NO DOWN PAYMENT!! Call for a showing on this charming home today!

10. 2019-06-20
    historical
11. 2019-03-21
    listed $159,900 Active
12. 2016-09-30
    soldstatus $155,415 Closed
13. 2016-08-01
    status Pending
14. 2016-07-06
    listed $155,415 Active

ⓘ 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: $2,557 · $213/mo
• Projected year-2 tax: $2,557 · $213/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,770
• − Mortgage interest: −$13,164
• − Property taxes: −$2,557
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − HOA: −$204
• − Depreciation: −$6,836
• Taxable loss: −$4,809
• Est. tax savings @ 24.0%: +$1,154
• After-tax cash flow: $418/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

• County: Wagoner County · 61,834 people
• City population: 144,172
• Metro: Tulsa, OK
• Population (ZIP): 45,212
• Household income: $95,501
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 289.0

Population outlook (Wagoner County) Hauer SSP2

• Today (2025): 84,796 people
• By 2030: 88,162 · +4.0%
• By 2040: 93,882 · +10.7%
• By 2050: 98,219 · +15.8%
• By 2075: 106,561 · +25.7%
• By 2100: 109,360 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 11% Hispanic / Latino 11% Native American 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Wagoner

• 2024 margin: Solid R (+49.8) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -8.0pp toward R · 2008: -41.8pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+50.1 2016: R+52.0 2012: R+45.7 2008: R+41.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.67%
• Current HPI: 203.7301
• Rent YoY: ▲ 2.12%
• 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

+51.2% since first listed

14 events — show timeline

• 2026-05-09 Pending — MLS Technology, Inc.
• 2026-05-06 Price Changed $235,000 MLS Technology, Inc.
• 2026-04-15 Listed $245,000 MLS Technology, Inc.
• 2020-09-10 Sold (Public Records) $174,500 Public Records
• 2020-09-03 Sold (MLS) $174,400 MLS Technology, Inc.
• 2020-08-19 Pending — MLS Technology, Inc.
• 2020-07-28 Pending — MLS Technology, Inc.
• 2020-07-25 Price Changed $174,400 MLS Technology, Inc.
• 2020-07-18 Listed $174,900 MLS Technology, Inc.
• 2019-06-20 Listing Removed — MLS Technology, Inc.
• 2019-03-21 Listed $159,900 MLS Technology, Inc.
• 2016-09-30 Sold (MLS) $155,415 MLS Technology, Inc.
• 2016-08-01 Pending — MLS Technology, Inc.
• 2016-07-06 Listed $155,415 MLS Technology, Inc.

Property tax history

+4.9%/yr

Latest (2025): $2,557 · +12.0% YoY. Source: county tax records.