3404 Redbud Ln · Sapulpa, OK 74132

$224,900

3 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 139 Days on market

Built 2023 1.00 ac lot Est $349k · 36% under ↓ 24% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• 1% rule +4.9/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing luxury townhome living in Jenks Schools. .. Beautiful two story town house features an open living floor plan, beautiful kitchen with stainless appliances, nice dining area, large living with electric flame fireplace that is so chic and inviting. .. all bedrooms are up. .. master features a nice en suite bath with walk in shower and double sinks, it also has a large walk in closet. .. community amenities include a gated entry, clubhouse and pool. .. located near Tulsa Hills and close to all major highways. ..

Key facts

• Double sinks
• Stainless appliances
• En suite bath

Tags

• OPEN LIVING FLOOR PLAN
• STAINLESS APPLIANCES
• ELECTRIC FLAME FIREPLACE
• EN SUITE BATH
• WALK IN SHOWER
• DOUBLE SINKS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Faces north; Slab foundation
• Construction: Stucco and wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Patio; Decorative fencing; No additional exterior features listed

Interior

• Kitchen: Kitchen with breakfast nook, eat-in area and pantry; Gas range connection; Gas oven connection
• Bedrooms: Master bedroom with private bath and walk-in closet (Second floor); Additional bedrooms (Second floor)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double sink and shower (Second floor); Hall full bath (Second floor)
• Heating & cooling: Central heating (Electric and Gas) with zoned system; Central air conditioning
• Interior features: Granite counters; Vaulted ceilings; Ceiling fans; Programmable thermostat; Vinyl windows
• Laundry & utility: Utility room inside (Second floor); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (1.1% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.8% in Sapulpa — 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 67/100 on livability (#88 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Jenks (suburban): math 34% / reading 35% proficiency, ranked #27 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jenks West Es (math 46% / reading 35%, grade F, #98 of 845 statewide, top 12%, 1,998 students, 0% FRL); Jenks Ms (math 22% / reading 30%, grade F, #79 of 345 statewide, top 24%, 1,831 students, 0% FRL); Jenks Hs (math 40% / reading 49%, grade F, #15 of 447 statewide, top 4%, 3,547 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 97 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 193 units permitted in Creek County in 2024 (76 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.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,912 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 F-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: 0.99% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $349,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8025 S 28th WestAvenue	0.49mi	3/2.0	1,548 (-10%)	19mo	$275,000	$178	45
3263 W 72nd St	0.73mi	3/2.5	1,970 (+14%)	8mo	$400,000	$203	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-37,035
• Equity at exit: $33,533

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-32,552
• Equity at exit: $19,445

Cash invested: $62,972 (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 74132

• Home prices YoY: -34.7%
• Active inventory: 97
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$496 /mo · $5,954/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-12

Break-even live

Break-even rent $2,240

Max offer price $222,798

Occupancy floor 96%

Sensitivity live

Price	-10% $115	-5% $52	+0% $-12	+5% $-76	+10% $-139
Rent	-10% $-188	-5% $-100	+0% $-12	+5% $76	+10% $164
Rate	-1.0pp $101	-0.5pp $45	base $-12	+0.5pp $-70	+1.0pp $-129

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Redbud Ln Tulsa, OK	3.0	2.5	1708	$2,250	$1.32	3d	5	0.04mi
1551 W 78th St Tulsa, OK	1.0–2.0	1.0–2.0	919	$1,390	$1.51	13d	5	1.29mi
2542 W 66th Pl Tulsa, OK	4.0	2.0	2200	$2,400	$1.09	25d	1	1.50mi

Listing history 28 events

1. 2026-06-13
   statusdays on market $224,900 Pending 139 DOM
2. 2026-06-10
   days on market $224,900 Active 138 DOM
3. 2026-06-09
   days on market $224,900 Active 137 DOM
4. 2026-06-08
   days on market $224,900 Active 136 DOM
5. 2026-06-07
   days on market $224,900 Active 135 DOM
6. 2026-06-05
   days on market $224,900 Active 132 DOM
7. 2026-06-03
   days on market $224,900 Active 131 DOM
8. 2026-06-02
   days on market $224,900 Active 130 DOM
9. 2026-06-01
   days on market $224,900 Active 129 DOM
10. 2026-05-31
    price $224,900 Active 128 DOM
11. 2026-05-31
    days on market $264,900 Active 128 DOM
12. 2026-01-23
    listed $264,900 Active
13. 2026-01-20
    status Active
14. 2025-10-02
    historical
15. 2025-08-31
    status Pending
16. 2025-07-18
    price $264,900
17. 2025-06-18
    price $279,900
18. 2025-05-16
    price $294,900
19. 2025-04-15
    price $304,900
20. 2025-03-17
    price $319,900
21. 2025-02-12
    price $329,900
22. 2024-12-11
    price $339,900
23. 2024-11-10
    price $349,900
24. 2024-10-02
    listed $359,900 Active
25. 2023-06-21
    soldstatus $440,000
26. 2023-04-14
    price $425,000
27. 2023-04-14
    historical
28. 2023-01-24
    listed $349,900 Active

ⓘ 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: $5,954 · $496/mo
• Projected year-2 tax: $5,954 · $496/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 17 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: $26,694
• − Mortgage interest: −$12,598
• − Property taxes: −$5,954
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$6,543
• Taxable loss: −$3,796
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $768/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: Jenks
• NCES district ID: 4015720
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $66,291
• Composite: 31.5/100
• National rank: #5973
• State rank: #27 of 270 in OK

Livability — Sapulpa

• Score: 67/100
• State rank: #88
• US rank: #10676

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sapulpa, OK
• City population: 32,292
• Population (ZIP): 10,629

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 12% Hispanic / Latino 8% Native American 6% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada, Philippines, China
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.74%
• Current HPI: 244.1502
• Rent YoY: —
• Metro: —
• 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

-24.3% since first listed

17 events — show timeline

• 2026-01-23 Listed $264,900 MLS Technology, Inc.
• 2026-01-20 Relisted — MLS Technology, Inc.
• 2025-10-02 Listing Removed — MLS Technology, Inc.
• 2025-08-31 Pending — MLS Technology, Inc.
• 2025-07-18 Price Changed $264,900 MLS Technology, Inc.
• 2025-06-18 Price Changed $279,900 MLS Technology, Inc.
• 2025-05-16 Price Changed $294,900 MLS Technology, Inc.
• 2025-04-15 Price Changed $304,900 MLS Technology, Inc.
• 2025-03-17 Price Changed $319,900 MLS Technology, Inc.
• 2025-02-12 Price Changed $329,900 MLS Technology, Inc.
• 2024-12-11 Price Changed $339,900 MLS Technology, Inc.
• 2024-11-10 Price Changed $349,900 MLS Technology, Inc.
• 2024-10-02 Listed $359,900 MLS Technology, Inc.
• 2023-06-21 Sold (Public Records) $440,000 Public Records
• 2023-04-14 Price Changed $425,000 MLS Technology, Inc.
• 2023-04-14 Listing Removed — MLS Technology, Inc.
• 2023-01-24 Listed $349,900 MLS Technology, Inc.

Property tax history

+430.0%/yr

Latest (2025): $5,954 · -10.6% YoY. Source: county tax records.