2309 W Jackson St · Broken Arrow, OK 74012

$215,000

3 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 96 Days on market

Built 1977 0.30 ac lot Est $261k · 18% under $4/mo HOA

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home nested in a cul-de-sac lot in Union school district! Large combination living/dining w/ vaulted ceiling & corner stone fireplace. Granite kitchen counters. Fresh Interior/Exterior paint. New flooring. Large baths & oversized bedrooms w/ awesome walk in closets! Inside laundry w/ storage. Large backyard with dog run. Oversized driveway. And don't miss out on enjoying a relaxing fall evening from this enormous enclosed covered back patio perfect for entertaining! Come see it before it's gone!

Key facts

• Cul-de-sac lot
• 0.3 acre lot
• 2 garage spots

Tags

• CUL-DE-SAC LOT
• UNION SCHOOL DISTRICT
• COMBINATION LIVING DINING
• CORNER STONE FIREPLACE
• NEAR SHOPPING CENTERS
• EASY ACCESS TO HIGHWAYS

Property features AI

Finance

• HOA & community: Homeowners association with $50 annual fee; Community features include gutters and sidewalks

Exterior

• Parking: Attached garage with 2 spaces
• Security: Owned security system; Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone service available
• Home design: Single-story; Faces northwest; Slab foundation
• Construction: Built with masonite, stone, wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered enclosed patio; Dog run; Sprinkler/irrigation system; Rain gutters; Shed(s); Full privacy fencing; Cul-de-sac lot; Mature trees; Hot tub/spa

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range/Stove; Plumbed for ice maker; Gas water heater
• Flooring: Carpet; Tile; Wood veneer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning; Humidity control
• Interior features: Attic; Granite counters; Vaulted ceilings; High-speed internet available; Cable TV available; Wired for data; Ceiling fans; Programmable thermostat; Electric range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $40 ($478/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 $200k (7.1% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Union (urban): math 20% / reading 20% proficiency, ranked #160 of 270 in OK (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peters Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 434 students, 0% FRL); Union 6Th-7Th Grade Ctr (math 18% / reading 17%, grade F, #186 of 345 statewide, top 55%, 2,182 students, 0% FRL); Union Hs (math 22% / reading 31%, grade F, #139 of 447 statewide, top 31%, 3,355 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.9%/yr); 445 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 96 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $261,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1905 W Indianola St	0.43mi	3/2.0	1,895 (-1%)	3mo	$260,000	$137	76
2305 W El Paso Ct	0.35mi	3/2.0	2,023 (+6%)	0mo	$208,000	$103	73
1213 S Oak Ave	0.50mi	3/2.0	1,815 (-5%)	4mo	$299,990	$165	66
104 S Walnut Ave	0.51mi	3/2.0	1,789 (-6%)	1mo	$259,900	$145	65
1705 W Jackson Pl	0.48mi	3/2.0	1,741 (-9%)	1mo	$230,000	$132	62
1912 W Pittsburg Ct	0.48mi	3/2.0	1,756 (-8%)	4mo	$217,000	$124	61
2021 W Louisville St	0.28mi	4/2.0 (+1)	2,142 (+12%)	4mo	$268,200	$125	58
3703 W Laredo Pl	0.72mi	2/2.0 (-1)	1,925 (+1%)	2mo	$413,500	$215	58
1600 W Pittsburg St	0.63mi	4/2.0 (+1)	2,020 (+6%)	3mo	$135,000	$67	53
2516 W Broadway St	0.56mi	3/2.0	1,669 (-12%)	2mo	$284,900	$171	51
1213 S Maple Pl	0.74mi	3/1.5	1,724 (-10%)	2mo	$195,000	$113	46
1501 S Narcissus Ave	0.70mi	3/2.0	1,675 (-12%)	3mo	$240,000	$143	44

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-32,362
• Equity at exit: $32,057

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-25,156
• Equity at exit: $18,589

Cash invested: $60,200 (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 74012

• Rents YoY: 2.9%
• Active inventory: 445
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$90
• HOA: −$4
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $40

Break-even live

Break-even rent $1,947

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $162	-5% $101	+0% $40	+5% $-21	+10% $-82
Rent	-10% $-118	-5% $-39	+0% $40	+5% $119	+10% $198
Rate	-1.0pp $148	-0.5pp $94	base $40	+0.5pp $-16	+1.0pp $-73

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N Fir Pl Broken Arrow, OK	3.0	2.0	1746	$1,850	$1.06	13d	1	0.78mi
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	25d	1	0.98mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	17d	1	1.05mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	23d	1	1.05mi
3002 W Washington Pl Broken Arrow, OK	4.0	2.0	2211	$1,700	$0.77	5d	1	1.08mi
511 W Fort Worth St Unit 511 Broken Arrow, OK	3.0	2.5	1621	$2,650	$1.63	17d	1	1.23mi
507 W Fort Worth St Unit 507 Broken Arrow, OK	3.0	2.5	1621	$2,850	$1.76	17d	1	1.24mi
513 W Dallas St Unit A Broken Arrow, OK	3.0	2.0	1322	$1,850	$1.40	5d	1	1.25mi
513 W Dallas St Unit B Broken Arrow, OK	3.0	2.0	1362	$1,850	$1.36	25d	1	1.25mi
2614 S Gardenia Ave Broken Arrow, OK	3.0	2.5	2397	$1,950	$0.81	25d	1	1.30mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	25d	1	1.42mi
221 W Commercial St Broken Arrow, OK	3.0	1.5	2192	$1,895	$0.86	17d	1	1.46mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 32 events

1. 2026-06-21
   days on market $215,000 Active 96 DOM
2. 2026-06-18
   days on market $215,000 Active 93 DOM
3. 2026-06-17
   days on market $215,000 Active 92 DOM
4. 2026-06-16
   days on market $215,000 Active 91 DOM
5. 2026-06-15
   days on market $215,000 Active 90 DOM
6. 2026-06-13
   days on market $215,000 Active 88 DOM
7. 2026-06-13
   days on market $215,000 Active 87 DOM
8. 2026-06-10
   pricedays on market $215,000 Active 85 DOM
9. 2026-06-09
   days on market $220,000 Active 84 DOM
10. 2026-06-08
    days on market $220,000 Active 83 DOM
11. 2026-06-07
    days on market $220,000 Active 82 DOM
12. 2026-06-05
    days on market $220,000 Active 79 DOM
13. 2026-06-03
    days on market $220,000 Active 78 DOM
14. 2026-06-02
    days on market $220,000 Active 77 DOM
15. 2026-06-01
    days on market $220,000 Active 76 DOM
16. 2026-05-31
    days on market $220,000 Active 75 DOM
17. 2026-03-17
    listed $220,000 Active
18. 2021-11-29
    soldstatus $205,000
19. 2021-11-19
    soldstatus $205,000 Closed 521-char remark

    Show marketing remark (521 chars)

    Spacious home nested in a cul-de-sac lot in Union school district! Large combination living/dining w/ vaulted ceiling & corner stone fireplace. Granite kitchen counters. Fresh Interior/Exterior paint. New flooring. Large baths & oversized bedrooms w/ awesome walk in closets! Inside laundry w/ storage. Large backyard with dog run. Oversized driveway. And don't miss out on enjoying a relaxing fall evening from this enormous enclosed covered back patio perfect for entertaining! Come see it before it's gone!

20. 2021-10-18
    status Pending 521-char remark

    Show marketing remark (521 chars)

    Spacious home nested in a cul-de-sac lot in Union school district! Large combination living/dining w/ vaulted ceiling & corner stone fireplace. Granite kitchen counters. Fresh Interior/Exterior paint. New flooring. Large baths & oversized bedrooms w/ awesome walk in closets! Inside laundry w/ storage. Large backyard with dog run. Oversized driveway. And don't miss out on enjoying a relaxing fall evening from this enormous enclosed covered back patio perfect for entertaining! Come see it before it's gone!

21. 2021-10-13
    listed $190,000 Active 521-char remark

    Show marketing remark (521 chars)

    Spacious home nested in a cul-de-sac lot in Union school district! Large combination living/dining w/ vaulted ceiling & corner stone fireplace. Granite kitchen counters. Fresh Interior/Exterior paint. New flooring. Large baths & oversized bedrooms w/ awesome walk in closets! Inside laundry w/ storage. Large backyard with dog run. Oversized driveway. And don't miss out on enjoying a relaxing fall evening from this enormous enclosed covered back patio perfect for entertaining! Come see it before it's gone!

22. 2012-06-05
    soldstatus $142,500
23. 2012-06-01
    soldstatus $142,500 271-char remark

    Show marketing remark (271 chars)

    Fantastic home in Union Schools! Large combo living/dining has vaulted ceiling & stone fireplace. Country kitchen features granite & breakfast area; large utility room has pantry. Enjoy spring in the large backyard from covered patio. Newer roof & HVAC.

24. 2012-04-24
    historical 271-char remark

    Show marketing remark (271 chars)

    Fantastic home in Union Schools! Large combo living/dining has vaulted ceiling & stone fireplace. Country kitchen features granite & breakfast area; large utility room has pantry. Enjoy spring in the large backyard from covered patio. Newer roof & HVAC.

25. 2012-04-17
    listed $144,500 271-char remark

    Show marketing remark (271 chars)

    Fantastic home in Union Schools! Large combo living/dining has vaulted ceiling & stone fireplace. Country kitchen features granite & breakfast area; large utility room has pantry. Enjoy spring in the large backyard from covered patio. Newer roof & HVAC.

26. 2012-04-17
    historical

    Show marketing remark (271 chars)

    Fantastic home in Union Schools! Large combo living/dining has vaulted ceiling & stone fireplace. Country kitchen features granite & breakfast area; large utility room has pantry. Enjoy spring in the large backyard from covered patio. Newer roof & HVAC.

27. 2011-10-16
    listed $144,500
28. 2008-12-30
    soldstatus $140,000
29. 2008-12-22
    soldstatus $139,900
30. 2008-11-24
    historical
31. 2008-11-07
    listed $139,900
32. 1991-08-15
    soldstatus $67,000

ⓘ 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: $3,802 · $317/mo
• Projected year-2 tax: $3,802 · $317/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 1/10 Low
• 🌡 Heat 7/10 Severe 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: $23,965
• − Mortgage interest: −$12,043
• − Property taxes: −$3,802
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − HOA: −$48
• − Depreciation: −$6,255
• Taxable loss: −$3,092
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $1,220/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: Union
• NCES district ID: 4030600
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $52,744
• Composite: 18.18/100
• National rank: #8962
• State rank: #160 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): 65,060
• Household income: $81,456
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1378.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 63% Two or more races 13% Hispanic / Latino 11% Black 7% Asian 5% Native American 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 7% Vietnamese 2% 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: ▼ -170.42%
• Current HPI: 214.1279
• Rent YoY: ▲ 2.94%
• 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

+228.4% since first listed

16 events — show timeline

• 2026-03-17 Listed $220,000 MLS Technology, Inc.
• 2021-11-29 Sold (Public Records) $205,000 Public Records
• 2021-11-19 Sold (MLS) $205,000 MLS Technology, Inc.
• 2021-10-18 Pending — MLS Technology, Inc.
• 2021-10-13 Listed $190,000 MLS Technology, Inc.
• 2012-06-05 Sold (Public Records) $142,500 Public Records
• 2012-06-01 Sold (MLS) $142,500 MLS Technology, Inc.
• 2012-04-24 Listing Removed — MLS Technology, Inc.
• 2012-04-17 Listing Removed — MLS Technology, Inc.
• 2012-04-17 Listed $144,500 MLS Technology, Inc.
• 2011-10-16 Listed $144,500 MLS Technology, Inc.
• 2008-12-30 Sold (Public Records) $140,000 Public Records
• 2008-12-22 Sold (MLS) $139,900 MLS Technology, Inc.
• 2008-11-24 Listing Removed — MLS Technology, Inc.
• 2008-11-07 Listed $139,900 MLS Technology, Inc.
• 1991-08-15 Sold (Public Records) $67,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,802 · +17.8% YoY. Source: county tax records.