116 W Jefferson St · Broken Arrow, OK 74011

$235,000

3 bd · 2.0 ba · 1,471 sqft · SingleFamily public records · 6 Days on market

Built 1976 9,504 sqft lot Est $244k · 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 +13.3/30.0
• ARV discount +9.2/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable find in BA! This one home won't last long. Updated kitchen with granite and SS appliances, tile floors, updated bathrooms, newer HWH, Furnace, AC Unit, full privacy fence, covered patio, large rooms. BA schools. MUST SEE!!

Key facts

• Brick home
• Updated bathrooms
• Updated kitchen

Tags

• BRICK HOME
• CORNER LOT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• TILE FLOORING
• UPDATED BATHROOMS

Property features AI

Finance

• HOA & community: Gutter(s) listed as a community feature

Exterior

• Parking: Attached garage (2 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Brick and wood frame construction; Slab foundation; Asphalt/fiberglass roof; Built per public records
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Built per public records
• Exterior features: Concrete driveway; Landscaping; Rain gutters; Covered patio and porch; Porch; Full privacy fencing; Corner lot; Mature trees; Faces southeast

Interior

• Kitchen: Granite counters; Oven; Range; Dishwasher; Disposal; Refrigerator; Plumbed for ice maker; Breakfast nook
• Bedrooms: Master bedroom with private bath and walk-in closet (First floor); Additional bedrooms without attached baths (First floor)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Master bath with bathtub and separate shower; Hall bath with bathtub (full bath)
• Heating & cooling: Central heating (Gas); Central air conditioning; Gas water heater
• Interior features: Attic; Granite counters; High ceilings; Cable TV; Ceiling fan(s); Gas range connection; Programmable thermostat; Vinyl windows
• Laundry & utility: Washer hookup; Washer; Dryer; Utility room (inside, First floor)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $0 ($2/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 $197k (16.2% below list).
• Recommended offer: $197k (16.2% 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; 6 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 $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 35y 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 $165k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $196,929 (16.2% below list)

Questions for the listing agent

1. Built in 1976 — 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: 0.84% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $244,186
• 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	0.14mi	3/2.0	1,485 (+1%)	5mo	$235,000	$158	88
217 W Miami St	0.30mi	3/2.0	1,469 (-0%)	3mo	$245,000	$167	83
1105 W Durham St	0.65mi	3/2.0	1,478 (+0%)	1mo	$225,000	$152	69
109 W Austin St	0.46mi	3/2.0	1,366 (-7%)	3mo	$208,000	$152	65
4609 S Date Ave	0.39mi	3/2.0	1,260 (-14%)	3mo	$198,000	$157	56
4605 S Cedar Ave	0.37mi	3/2.0	1,260 (-14%)	3mo	$210,000	$167	56
417 W Birmingham Ave	0.49mi	3/2.0	1,286 (-13%)	2mo	$220,000	$171	55
316 E Vicksburg St	0.72mi	4/2.0 (+1)	1,414 (-4%)	2mo	$230,000	$163	53
400 E Vicksburg St	0.73mi	4/2.0 (+1)	1,414 (-4%)	4mo	$235,000	$166	51
4416 S Elm Ave	0.56mi	3/1.5	1,324 (-10%)	6mo	$220,000	$166	51
1113 W Durham St	0.66mi	3/2.0	1,320 (-10%)	2mo	$225,000	$170	50
4332 S Elm Ave	0.66mi	3/1.0	1,368 (-7%)	5mo	$187,000	$137	49

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: -15.1%
• Equity multiple: 0.45×
• Total profit: $-35,896
• Equity at exit: $35,039

10-year hold

• IRR: -4.9%
• Equity multiple: 0.66×
• Total profit: $-22,132
• 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 74011

• Rents YoY: 4.1%
• Active inventory: 381
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $0

Break-even live

Break-even rent $1,969

Max offer price $235,000

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

Rent comps 6 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	2d	8	0.28mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	21d	1	0.58mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	0.70mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	3d	1	0.75mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	16d	1	1.01mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	10d	1	1.02mi

Listing history 18 events

1. 2026-05-18
   listed $235,000 Active
2. 2021-04-01
   soldstatus $165,000 Closed 231-char remark

   Show marketing remark (231 chars)

   Adorable find in BA! This one home won't last long. Updated kitchen with granite and SS appliances, tile floors, updated bathrooms, newer HWH, Furnace, AC Unit, full privacy fence, covered patio, large rooms. BA schools. MUST SEE!!

3. 2021-02-04
   status Pending 231-char remark

   Show marketing remark (231 chars)

   Adorable find in BA! This one home won't last long. Updated kitchen with granite and SS appliances, tile floors, updated bathrooms, newer HWH, Furnace, AC Unit, full privacy fence, covered patio, large rooms. BA schools. MUST SEE!!

4. 2021-02-04
   price $166,900 231-char remark

   Show marketing remark (231 chars)

   Adorable find in BA! This one home won't last long. Updated kitchen with granite and SS appliances, tile floors, updated bathrooms, newer HWH, Furnace, AC Unit, full privacy fence, covered patio, large rooms. BA schools. MUST SEE!!

5. 2021-02-03
   listed $160,000 Active 231-char remark

   Show marketing remark (231 chars)

   Adorable find in BA! This one home won't last long. Updated kitchen with granite and SS appliances, tile floors, updated bathrooms, newer HWH, Furnace, AC Unit, full privacy fence, covered patio, large rooms. BA schools. MUST SEE!!

6. 2012-12-17
   soldstatus $86,000 225-char remark

   Show marketing remark (225 chars)

   Ranch style home on wooded corner lot with privacy fence, appears to have some updates including windows, furnace, air, tile floors in kitchen, corner fireplace, open plan, boat pad & convenient freeway access - HURRY!!

7. 2012-11-20
   historical 225-char remark

   Show marketing remark (225 chars)

   Ranch style home on wooded corner lot with privacy fence, appears to have some updates including windows, furnace, air, tile floors in kitchen, corner fireplace, open plan, boat pad & convenient freeway access - HURRY!!

8. 2012-10-26
   listed $94,000 225-char remark

   Show marketing remark (225 chars)

   Ranch style home on wooded corner lot with privacy fence, appears to have some updates including windows, furnace, air, tile floors in kitchen, corner fireplace, open plan, boat pad & convenient freeway access - HURRY!!

9. 2004-03-29
   soldstatus $99,500
10. 2004-03-24
    soldstatus $99,500
11. 2004-03-08
    historical
12. 2004-01-16
    listed $99,500
13. 1997-12-30
    soldstatus $72,500
14. 1997-12-23
    soldstatus $72,500
15. 1997-11-14
    historical
16. 1997-11-03
    listed $74,000
17. 1991-12-30
    soldstatus $62,000
18. 1991-10-08
    listed $64,900

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,703 · $225/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 2/10 Low 3% 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: $23,631
• − Mortgage interest: −$13,164
• − Property taxes: −$2,703
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$6,836
• Taxable loss: −$4,028
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $969/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

+262.1% since first listed

18 events — show timeline

• 2026-05-18 Listed $235,000 MLS Technology, Inc.
• 2021-04-01 Sold (MLS) $165,000 MLS Technology, Inc.
• 2021-02-04 Pending — MLS Technology, Inc.
• 2021-02-04 Price Changed $166,900 MLS Technology, Inc.
• 2021-02-03 Listed $160,000 MLS Technology, Inc.
• 2012-12-17 Sold (MLS) $86,000 MLS Technology, Inc.
• 2012-11-20 Listing Removed — MLS Technology, Inc.
• 2012-10-26 Listed $94,000 MLS Technology, Inc.
• 2004-03-29 Sold (Public Records) $99,500 Public Records
• 2004-03-24 Sold (MLS) $99,500 MLS Technology, Inc.
• 2004-03-08 Listing Removed — MLS Technology, Inc.
• 2004-01-16 Listed $99,500 MLS Technology, Inc.
• 1997-12-30 Sold (Public Records) $72,500 Public Records
• 1997-12-23 Sold (MLS) $72,500 MLS Technology, Inc.
• 1997-11-14 Listing Removed — MLS Technology, Inc.
• 1997-11-03 Listed $74,000 MLS Technology, Inc.
• 1991-12-30 Sold (Public Records) $62,000 Public Records
• 1991-10-08 Listed $64,900 MLS Technology, Inc.

Property tax history

+6.0%/yr

Latest (2025): $2,703 · +4.9% YoY. Source: county tax records.