5304 S Hickory Ave · Broken Arrow, OK 74011

$280,000

3 bd · 2.0 ba · 2,216 sqft · SingleFamily public records · 14 Days on market

Built 1989 7,700 sqft lot Est $284k · 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 +19.0/30.0
• ARV discount +8.1/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• 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

PRICE DROP!!!! Brand New Quartz countertops have been installed! A fully remodeled home located in a great neighborhood within the Woodpark subdivision! The home features new interior/exterior paint, two new ac condensers, new fixtures, new carpet, & new tile. The property location gives easy access to the Creek Turnpike and is within the Broken Arrow school district! This is one you will not want to miss! Seller willing to pay buyer's closing costs, prepaids, and escrows not to exceed $3500 with reasonable offer.

Key facts

• 7,700 sq ft lot
• 2 garage spots
• Built 1989

Property features AI

Finance

• HOA & community: Gutters called out as a community feature

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Two-story home; Faces southeast; Slab foundation
• Construction: Built (year per public records); Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Covered patio; Patio; Shed(s); Rain gutters; Privacy fencing; Mature trees

Interior

• Kitchen: Pantry; Breakfast nook; Cooktop; Oven; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (Second floor); Two additional bedrooms with walk-in closets (Second floor)
• Flooring: Carpet; Tile
• Bathrooms: Master bath with separate shower, bathtub, double sink, ventilation (Second floor); Hall full bath with bathtub and ventilation (Second floor); One half bathroom
• Heating & cooling: Central heating (gas) with multiple heating units; Central air conditioning (two units)
• Interior features: Wet bar; Quartz and stone counters; Cable TV; Ceiling fans; Electric oven/range connections; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $294 ($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 $279k (0.4% below list).
• Recommended offer: $279k (0.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $278,883 (0.4% 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. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $283,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 W Inglewood St	0.42mi	4/2.5 (+1)	2,190 (-1%)	1mo	$229,000	$105	70
1817 W Inglewood St	0.52mi	3/2.5	2,370 (+7%)	2mo	$279,900	$118	61
5408 S Redbud Ave	0.57mi	4/2.0 (+1)	2,261 (+2%)	8mo	$255,000	$113	59
4713 S Poplar Ave	0.65mi	3/2.0	2,118 (-4%)	8mo	$309,500	$146	56
825 W Waco St	0.71mi	4/2.0 (+1)	2,146 (-3%)	1mo	$279,000	$130	56
1808 W Inglewood St W	0.50mi	4/2.5 (+1)	2,497 (+13%)	0mo	$300,000	$120	48
1800 W Hot Springs St S	0.48mi	4/2.5 (+1)	1,942 (-12%)	4mo	$240,000	$124	47
5505 S Ash Ave	0.65mi	3/2.0	1,892 (-15%)	1mo	$258,000	$136	45
4717 S Ash Ave	0.75mi	3/2.0	1,911 (-14%)	2mo	$262,000	$137	41
6319 S Date Pl	0.72mi	4/3.0 (+1)	2,355 (+6%)	8mo	$301,150	$128	40
6223 S Cedar Pl	0.69mi	3/2.5	1,930 (-13%)	9mo	$247,500	$128	37
219 W Durham Pl	0.68mi	3/2.5	2,504 (+13%)	10mo	$290,000	$116	36

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: $-23,503
• Equity at exit: $41,749

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $16,755
• Equity at exit: $24,209

Cash invested: $78,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,789 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$324 /mo · $3,885/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $294

Break-even live

Break-even rent $2,416

Max offer price $280,000

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	0.91mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	21d	1	0.95mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	19d	1	0.99mi
4308 S Walnut Ave Broken Arrow, OK	3.0	2.5	2659	$2,400	$0.90	23d	1	1.03mi

Listing history 11 events

1. 2026-06-18
   days on market $280,000 Active 14 DOM
2. 2026-06-17
   days on market $280,000 Active 13 DOM
3. 2026-06-16
   days on market $280,000 Active 12 DOM
4. 2026-06-15
   days on market $280,000 Active 11 DOM
5. 2026-06-13
   pricedays on market $280,000 Active 9 DOM
6. 2026-06-10
   days on market $300,000 Active 6 DOM
7. 2026-06-09
   days on market $300,000 Active 5 DOM
8. 2026-06-08
   days on market $300,000 Active 4 DOM
9. 2026-06-07
   days on market $300,000 Active 3 DOM
10. 2026-06-05
    remarks 599-char remark
11. 2026-06-05
    listed $300,000 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: $3,885 · $324/mo
• Projected year-2 tax: $3,885 · $324/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $33,466
• − Mortgage interest: −$15,684
• − Property taxes: −$3,885
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$8,145
• Taxable loss: −$1,003
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $3,774/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

+275.0% since first listed

15 events — show timeline

• 2026-06-04 Listed $300,000 MLS Technology, Inc.
• 2023-01-18 Sold (Public Records) $265,000 Public Records
• 2023-01-13 Sold (MLS) $265,000 MLS Technology, Inc.
• 2022-12-16 Pending — MLS Technology, Inc.
• 2022-11-30 Price Changed $269,900 MLS Technology, Inc.
• 2022-11-11 Price Changed $279,900 MLS Technology, Inc.
• 2022-09-29 Price Changed $282,000 MLS Technology, Inc.
• 2022-09-17 Listed $289,900 MLS Technology, Inc.
• 2022-09-16 Listing Removed — MLS Technology, Inc.
• 2022-09-09 Price Changed $292,000 MLS Technology, Inc.
• 2022-09-01 Listed $299,500 MLS Technology, Inc.
• 2022-07-28 Sold (Public Records) $195,000 Public Records
• 2010-06-30 Sold (Public Records) $169,000 Public Records
• 2006-02-14 Sold (Public Records) $141,500 Public Records
• 1994-11-07 Sold (Public Records) $80,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,885 · +4.9% YoY. Source: county tax records.