1820 W Gulfport St · Broken Arrow, OK 74011

$259,900

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 9 Days on market

Built 1986 8,991 sqft lot Est $261k · 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 +14.0/30.0
• ARV discount +7.7/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate home in a great location! Price Reduced Again! Don't miss out on this one! Open floor plan, big bedrooms with walk-in closets, updates galore! Seller is motivated!

Key facts

• Open living room
• Brick fireplace
• New vinyl windows

Tags

• NEW HVAC SYSTEM
• NEW VINYL WINDOWS
• NEW HOT WATER HEATER
• NEW MASTER SHOWER REMODEL
• OPEN LIVING ROOM
• BRICK FIREPLACE

Property features AI

Finance

• HOA & community: Sidewalks; Gutters (community feature)

Exterior

• Parking: Attached garage with shelving; 2 garage spaces
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Brick and wood siding on wood frame; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Landscaping; Rain gutters; Covered patio and porch; Full privacy fencing; Corner lot; Mature trees

Interior

• Kitchen: Pantry; Eat-in kitchen with breakfast nook; Dishwasher; Disposal; Microwave; Oven/Range/Stove; Refrigerator; Gas range/oven connection
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Bedroom with walk-in closet (first level); Bedroom with walk-in closet (first level)
• Flooring: Carpet; Tile
• Bathrooms: Master bath with double sink, shower, heater, and vent (first level); Hall bath with bathtub, heater, and vent (first level); Two full bathrooms total
• Heating & cooling: Central heating (gas); Central air conditioning; Has fireplace with gas starter, gas log, and glass doors (1 fireplace)
• Interior features: High ceilings; Vaulted ceilings; Laminate counters; Cable TV available; High-speed internet available; Insulated windows; Insulated doors
• Laundry & utility: Utility room inside and separate (first level); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $35 ($419/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 $211k (18.8% below list).
• Recommended offer: $211k (18.8% below list) — sets the bar for 1% rule.
• 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.
• 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.
• Zoned schools: Aspen Creek Es (math 23% / reading 22%, grade F, #409 of 845 statewide, top 49%, 628 students, 0% FRL); Childers Ms (math 16% / reading 28%, grade F, #129 of 345 statewide, top 42%, 796 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 385 active listings in the ZIP; 11 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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 $105k; list at $260k implies a 148% gain — meaningful room to come down on a strong offer.

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 $210,992 (18.8% 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: 0.81% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $260,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 E Durham St	0.29mi	3/2.0	1,532 (+0%)	1mo	$265,000	$173	85
5305 S Maple Pl	0.42mi	3/2.0	1,526 (0%)	1mo	$270,000	$177	80
4511 S Narcissus Ave	0.33mi	3/2.0	1,485 (-3%)	8mo	$254,000	$171	73
1105 W Durham St	0.53mi	3/2.0	1,478 (-3%)	1mo	$225,000	$152	70
4508 S Ironwood Ave	0.52mi	3/2.0	1,449 (-5%)	1mo	$245,000	$169	67
1706 W Austin Pl	0.30mi	3/2.0	1,716 (+12%)	2mo	$299,900	$175	64
4500 S Hickory Ave	0.58mi	3/2.0	1,557 (+2%)	7mo	$245,000	$157	63
1116 W Birmingham St	0.45mi	3/2.0	1,340 (-12%)	1mo	$195,000	$146	58
5105 S Lions Ave	0.37mi	3/2.0	1,317 (-14%)	7mo	$225,000	$171	54
5613 S Juniper Ave	0.61mi	3/2.5	1,652 (+8%)	4mo	$191,051	$116	52
1113 W Durham St	0.50mi	3/2.0	1,320 (-14%)	2mo	$225,000	$170	52
4001 S Narcissus Ave	0.75mi	3/2.0	1,360 (-11%)	5mo	$245,000	$180	42

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: -14.3%
• Equity multiple: 0.48×
• Total profit: $-37,620
• Equity at exit: $38,752

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-20,360
• Equity at exit: $22,471

Cash invested: $72,772 (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: 385
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $35

Break-even live

Break-even rent $2,066

Max offer price $259,900

Occupancy floor 93%

Sensitivity live

Price	-10% $182	-5% $109	+0% $35	+5% $-39	+10% $-112
Rent	-10% $-132	-5% $-48	+0% $35	+5% $118	+10% $202
Rate	-1.0pp $166	-0.5pp $101	base $35	+0.5pp $-32	+1.0pp $-101

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	3d	36	0.39mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	21d	1	0.44mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	5d	1	0.47mi
4801 S Elm Pl Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,729	$1.68	3d	8	0.88mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	25d	1	0.90mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	3d	19	1.01mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	21d	1	1.15mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	18d	1	1.22mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	23d	1	1.25mi
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	25d	1	1.39mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	18d	1	1.47mi

Listing history 7 events

1. 2026-06-22
   days on market $259,900 Active 9 DOM
2. 2026-06-18
   days on market $259,900 Active 6 DOM
3. 2026-06-17
   days on market $259,900 Active 5 DOM
4. 2026-06-16
   days on market $259,900 Active 4 DOM
5. 2026-06-15
   days on market $259,900 Active 3 DOM
6. 2026-06-13
   remarks 671-char remark
7. 2026-06-13
   listed $259,900 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: $1,928 · $161/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$411/yr (+$34/mo · 21.3%)

ⓘ 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 6/10 Major 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: $25,319
• − Mortgage interest: −$14,558
• − Property taxes: −$1,928
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$7,561
• Taxable loss: −$4,079
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $1,398/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

+248.9% since first listed

13 events — show timeline

• 2026-06-12 Listed $259,900 MLS Technology, Inc.
• 2006-03-08 Listing Removed — MLS Technology, Inc.
• 2006-02-27 Sold (Public Records) $105,000 Public Records
• 2006-02-24 Sold (MLS) $105,000 MLS Technology, Inc.
• 2006-02-23 Sold (MLS) $105,000 MLS Technology, Inc.
• 2006-01-26 Listing Removed — MLS Technology, Inc.
• 2006-01-23 Listed $109,900 MLS Technology, Inc.
• 2005-10-28 Listed $116,000 MLS Technology, Inc.
• 2000-03-01 Sold (Public Records) $87,000 Public Records
• 2000-02-24 Sold (MLS) $87,000 MLS Technology, Inc.
• 2000-01-15 Listing Removed — MLS Technology, Inc.
• 1999-08-11 Listed $91,500 MLS Technology, Inc.
• 1993-06-04 Sold (Public Records) $74,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,928 · +3.0% YoY. Source: county tax records.