4901 S Narcissus Ave · Broken Arrow, OK 74011

$315,000

4 bd · 2.5 ba · 2,348 sqft · SingleFamily public records · 14 Days on market

Built 1986 9,458 sqft lot Est $305k · 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 +19.1/30.0
• ARV discount +6.1/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• 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

Ready to move in updated throughout. New Kitchen Cabinets with Granite counters, slate tile floor. Master bath has whirlpool & separate shower. New AC 08, Roof 2011, windows 2012, and much more. Office can be formal Dining; 4th BR can be large game room.

Key facts

• Pantry
• Newer appliances
• Double ovens

Tags

• BAMBOO HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• SOFT-CLOSE DRAWERS
• DOUBLE OVENS
• PANTRY
• NEWER APPLIANCES

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Slab foundation
• Construction: Built per public records; Masonite, stone, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Shed(s); Full privacy fencing; Mature trees on the lot; Faces west

Interior

• Kitchen: Cooktop; Double oven; Oven; Range; Microwave; Dishwasher; Disposal; Refrigerator; Plumbed for ice maker; Granite counters
• Bedrooms: Primary bedroom with private bath and walk-in closet (second level); Additional bedroom with walk-in closet (second level); Two more bedrooms (second level); Bedrooms located on the second level
• Flooring: Carpet; Tile; Wood
• Bathrooms: Primary bathroom with separate shower, bathtub, double sink and whirlpool (second level); Hall full bathroom (second level); Half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; Granite counters; Ceiling fan(s); Gas range connection; Vinyl window frames
• Laundry & utility: Washer hookup; Dryer; Utility room located on the first level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $334 ($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 $299k (5.0% below list).
• Recommended offer: $299k (5.0% below list) — sets the bar for 1% rule.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 36y 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 $299,279 (5.0% 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: 0.95% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $305,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1817 W Inglewood St	0.26mi	3/2.5 (-1)	2,370 (+1%)	2mo	$279,900	$118	80
1808 W Inglewood St W	0.22mi	4/2.5	2,497 (+6%)	0mo	$300,000	$120	79
1701 W Inglewood St	0.21mi	4/2.5	2,190 (-7%)	1mo	$229,000	$105	78
5309 S Maple Pl	0.35mi	5/2.5 (+1)	2,471 (+5%)	4mo	$290,000	$117	67
5400 S Poplar Ave	0.41mi	5/2.5 (+1)	2,453 (+4%)	2mo	$325,000	$132	67
4632 S Chestnut Ave	0.66mi	4/3.0	2,280 (-3%)	1mo	$338,000	$148	62
4009 S Maple Ave	0.73mi	4/2.5	2,300 (-2%)	2mo	$270,000	$117	61
4120 S Maple Ave E	0.60mi	4/2.5	2,201 (-6%)	5mo	$300,000	$136	58
825 W Waco St	0.56mi	4/2.0	2,146 (-9%)	1mo	$279,000	$130	56
4212 S Oak Ave	0.62mi	4/2.0	2,120 (-10%)	3mo	$319,000	$150	51
2410 W Charleston St	0.66mi	4/2.5	2,582 (+10%)	6mo	$420,000	$163	48
4008 S Lions Ave	0.73mi	4/3.0	2,598 (+11%)	6mo	$275,000	$106	41

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-26,472
• Equity at exit: $46,968

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $18,110
• Equity at exit: $27,235

Cash invested: $88,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,993 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$247 /mo · $2,961/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $334

Break-even live

Break-even rent $2,569

Max offer price $315,000

Occupancy floor 84%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	19d	1	0.61mi
4308 S Walnut Ave Broken Arrow, OK	3.0	2.5	2659	$2,400	$0.90	23d	1	0.65mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	15d	1	1.30mi

Listing history 11 events

1. 2026-06-18
   days on market $315,000 Active 14 DOM
2. 2026-06-17
   days on market $315,000 Active 13 DOM
3. 2026-06-16
   days on market $315,000 Active 12 DOM
4. 2026-06-15
   days on market $315,000 Active 11 DOM
5. 2026-06-13
   days on market $315,000 Active 9 DOM
6. 2026-06-10
   days on market $315,000 Active 6 DOM
7. 2026-06-09
   days on market $315,000 Active 5 DOM
8. 2026-06-08
   days on market $315,000 Active 4 DOM
9. 2026-06-07
   days on market $315,000 Active 3 DOM
10. 2026-06-05
    remarks 577-char remark
11. 2026-06-05
    listed $315,000 Active 1 DOM

ⓘ 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: $2,961 · $247/mo
• Projected year-2 tax: $2,961 · $247/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 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: $35,913
• − Mortgage interest: −$17,645
• − Property taxes: −$2,961
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − Depreciation: −$9,164
• Taxable loss: −$1,177
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $4,295/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

+240.5% since first listed

20 events — show timeline

• 2026-06-04 Listed $315,000 MLS Technology, Inc.
• 2025-12-29 Sold (Public Records) $315,000 Public Records
• 2017-12-23 Listing Removed — MLS Technology, Inc.
• 2017-11-10 Price Changed $179,500 MLS Technology, Inc.
• 2017-10-27 Price Changed $183,000 MLS Technology, Inc.
• 2017-08-11 Price Changed $184,000 MLS Technology, Inc.
• 2017-06-23 Listed $185,000 MLS Technology, Inc.
• 2014-02-18 Sold (Public Records) $163,000 Public Records
• 2014-02-12 Sold (MLS) $163,000 MLS Technology, Inc.
• 2014-01-07 Listing Removed — MLS Technology, Inc.
• 2013-10-28 Listed $163,000 MLS Technology, Inc.
• 2006-12-13 Sold (Public Records) $118,000 Public Records
• 2006-12-11 Sold (MLS) $118,000 MLS Technology, Inc.
• 2006-11-28 Listing Removed — MLS Technology, Inc.
• 2006-10-23 Listed $119,900 MLS Technology, Inc.
• 2001-10-30 Sold (Public Records) $130,000 Public Records
• 1992-12-20 Listing Removed — MLS Technology, Inc.
• 1992-06-20 Listed $97,000 MLS Technology, Inc.
• 1991-07-01 Sold (Public Records) $90,000 Public Records
• 1990-11-19 Listed $92,500 MLS Technology, Inc.

Property tax history

+5.9%/yr

Latest (2025): $2,961 · +4.9% YoY. Source: county tax records.