5505 S Ash Ave · Broken Arrow, OK 74011

$250,000

3 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 7 Days on market

Built 1979 0.30 ac lot Est $259k · at est.

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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 +15.1/30.0
• ARV discount +9.0/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• 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

GREAT PARK-LIKE YARD. UPDATES: NEWER INSIDE PAINT, CARPET, HEAT & AIR, HOT WATER TANK. BONUS ROOM UPSTAIRS - HOBBY-MEDIA ROOM/OFFICE. LOFT/GAME ROOM UP. MASTER DOWN - NICE OPEN PLAN. MOVE-IN READY!

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1979

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 $81 ($973/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 $215k (14.0% below list).
• Recommended offer: $215k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Spring Creek Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 494 students, 0% FRL); Childers Ms (math 16% / reading 28%, grade F, #129 of 345 statewide, top 42%, 796 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 fast (+4.1%/yr); 385 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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 $120k; list at $250k implies a 108% 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 $215,015 (14.0% 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: 0.86% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $258,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 W Keywest St	0.13mi	3/2.0	1,786 (+2%)	4mo	$240,000	$134	87
5505 S Ash Ave	0.00mi	3/2.0	1,892 (+8%)	1mo	$258,000	$136	86
4717 S Ash Ave	0.27mi	3/2.0	1,911 (+9%)	2mo	$262,000	$137	70
213 W Charleston St	0.41mi	3/2.0	1,822 (+4%)	5mo	$251,000	$138	69
5601 S Ash Ave	0.05mi	3/2.0	1,485 (-15%)	5mo	$235,000	$158	69
412 W Los Angeles St	0.31mi	3/2.0	1,604 (-8%)	9mo	$239,900	$150	64
213 W Quanah St S	0.55mi	3/2.0	1,808 (+3%)	6mo	$266,900	$148	63
4503 S Ash Ave	0.49mi	3/2.0	1,915 (+10%)	4mo	$258,500	$135	58
6312 S Date Ave	0.75mi	4/2.0 (+1)	1,750 (+0%)	4mo	$280,000	$160	57
428 W Miami St	0.40mi	3/2.0	1,534 (-12%)	9mo	$235,500	$154	53
208 W Waco St	0.66mi	4/2.5 (+1)	1,712 (-2%)	8mo	$267,500	$156	52
1000 W Inglewood St	0.68mi	3/2.0	1,870 (+7%)	8mo	$253,000	$135	50

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-32,998
• Equity at exit: $37,276

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-12,226
• 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: 385
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $81

Break-even live

Break-even rent $2,048

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $223	-5% $152	+0% $81	+5% $10	+10% $-60
Rent	-10% $-89	-5% $-4	+0% $81	+5% $166	+10% $251
Rate	-1.0pp $207	-0.5pp $145	base $81	+0.5pp $16	+1.0pp $-50

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 7 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	3d	8	0.36mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	17d	1	0.63mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	23d	1	0.65mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	5d	1	0.84mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	17d	1	1.09mi
1502 E Utica Pl Broken Arrow, OK	4.0	2.0	1908	$2,395	$1.26	12d	1	1.20mi
3706 S 13th Pl Broken Arrow, OK	3.0	2.0	1898	$2,500	$1.32	4d	1	1.46mi

Listing history 11 events

1. 2026-04-24
   status Pending
2. 2026-04-17
   listed $250,000 Active
3. 2004-05-04
   soldstatus $120,000
4. 2004-04-30
   soldstatus $113,000 203-char remark

   Show marketing remark (203 chars)

   GREAT PARK-LIKE YARD. UPDATES: NEWER INSIDE PAINT, CARPET, HEAT & AIR, HOT WATER TANK. BONUS ROOM UPSTAIRS - HOBBY-MEDIA ROOM/OFFICE. LOFT/GAME ROOM UP. MASTER DOWN - NICE OPEN PLAN. MOVE-IN READY!

5. 2004-04-12
   historical 203-char remark

   Show marketing remark (203 chars)

   GREAT PARK-LIKE YARD. UPDATES: NEWER INSIDE PAINT, CARPET, HEAT & AIR, HOT WATER TANK. BONUS ROOM UPSTAIRS - HOBBY-MEDIA ROOM/OFFICE. LOFT/GAME ROOM UP. MASTER DOWN - NICE OPEN PLAN. MOVE-IN READY!

6. 2003-10-27
   listed $114,900 203-char remark

   Show marketing remark (203 chars)

   GREAT PARK-LIKE YARD. UPDATES: NEWER INSIDE PAINT, CARPET, HEAT & AIR, HOT WATER TANK. BONUS ROOM UPSTAIRS - HOBBY-MEDIA ROOM/OFFICE. LOFT/GAME ROOM UP. MASTER DOWN - NICE OPEN PLAN. MOVE-IN READY!

7. 1995-09-01
   historical
8. 1995-09-01
   historical
9. 1995-08-17
   listed $79,900
10. 1995-08-17
    listed $79,900
11. 1990-03-02
    soldstatus $45,000

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,428 · $202/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 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: $25,802
• − Mortgage interest: −$14,004
• − Property taxes: −$2,428
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$7,273
• Taxable loss: −$3,281
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $1,761/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

+455.6% since first listed

11 events — show timeline

• 2026-04-24 Pending — MLS Technology, Inc.
• 2026-04-17 Listed $250,000 MLS Technology, Inc.
• 2004-05-04 Sold (Public Records) $120,000 Public Records
• 2004-04-30 Sold (MLS) $113,000 MLS Technology, Inc.
• 2004-04-12 Listing Removed — MLS Technology, Inc.
• 2003-10-27 Listed $114,900 MLS Technology, Inc.
• 1995-09-01 Listing Removed — MLS Technology, Inc.
• 1995-09-01 Listing Removed — MLS Technology, Inc.
• 1995-08-17 Listed $79,900 MLS Technology, Inc.
• 1995-08-17 Listed $79,900 MLS Technology, Inc.
• 1990-03-02 Sold (Public Records) $45,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,428 · +4.9% YoY. Source: county tax records.