1312 W Gulfport Pl · Broken Arrow, OK 74011

$235,000

3 bd · 2.0 ba · 1,503 sqft · SingleFamily public records · 41 Days on market

Built 1983 7,575 sqft lot Est $256k · 8% under

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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 +13.1/30.0
• ARV discount +11.1/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• 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

Full brick home on semi cul-de-sac! Huge living room with vaulted ceiling & access to patio. Large Master bedroom, Bonus room for office/playroom. Spacious Kitchen with eating bar and Lots of cabinets including built in pantry cabinet/hutch. Large shed. Needs TLC

Key facts

• Walk-in closet
• Bonus room
• Living area

Tags

• CUL-DE-SAC
• LIVING AREA
• VAULTED CEILINGS
• WALK-IN CLOSET
• BONUS ROOM
• EATING BAR

Property features AI

Finance

• HOA & community: Community gutters

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Rain gutters; Full fencing; Shed(s); Property on a cul-de-sac

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven/Range/Stove; Plumbed for ice maker; Gas water heater
• Bedrooms: Master bedroom with private bath (first floor); Two additional bedrooms (first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: Master bath (full, first floor); Hall full bath (first floor); Total of 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Ceiling fan(s); Programmable thermostat; Vinyl windows; Other interior features
• Laundry & utility: Inside utility room (first floor); Washer hookup; Electric dryer hookup; Gas dryer hookup

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 $-8 ($-99/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (14.6% below list).
• Recommended offer: $201k (14.6% 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: 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 $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

• It's been on market 41 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $196k; 20% 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 $200,665 (14.6% 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 41 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $255,510
• 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	0.06mi	3/2.0	1,532 (+2%)	1mo	$265,000	$173	93
1105 W Durham St	0.29mi	3/2.0	1,478 (-2%)	1mo	$225,000	$152	83
5305 S Maple Pl	0.37mi	3/2.0	1,526 (+2%)	1mo	$270,000	$177	79
4508 S Ironwood Ave	0.34mi	3/2.0	1,449 (-4%)	1mo	$245,000	$169	77
1116 W Birmingham St	0.27mi	3/2.0	1,340 (-11%)	1mo	$195,000	$146	68
1113 W Durham St	0.26mi	3/2.0	1,320 (-12%)	2mo	$225,000	$170	66
1706 W Austin Pl	0.35mi	3/2.0	1,716 (+14%)	2mo	$299,900	$175	59
5613 S Juniper Ave	0.48mi	3/2.5	1,652 (+10%)	4mo	$191,051	$116	56
4416 S Elm Ave	0.54mi	3/1.5	1,324 (-12%)	6mo	$220,000	$166	48
4332 S Elm Ave	0.62mi	3/1.0	1,368 (-9%)	5mo	$187,000	$137	48
417 W Birmingham Ave	0.61mi	3/2.0	1,286 (-14%)	2mo	$220,000	$171	46
4001 S Narcissus Ave	0.73mi	3/2.0	1,360 (-10%)	5mo	$245,000	$180	46

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-36,371
• Equity at exit: $35,039

10-year hold

• IRR: -5.1%
• Equity multiple: 0.65×
• Total profit: $-22,970
• 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: 385
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$263 /mo · $3,159/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-8

Break-even live

Break-even rent $2,017

Max offer price $233,538

Occupancy floor 95%

Sensitivity live

Price	-10% $125	-5% $58	+0% $-8	+5% $-75	+10% $-141
Rent	-10% $-167	-5% $-88	+0% $-8	+5% $71	+10% $150
Rate	-1.0pp $110	-0.5pp $51	base $-8	+0.5pp $-69	+1.0pp $-131

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	5d	1	0.26mi
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	3d	36	0.60mi
4801 S Elm Pl Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,729	$1.68	3d	8	0.66mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	21d	1	0.66mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	25d	1	1.01mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	23d	1	1.04mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	18d	1	1.06mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	21d	1	1.15mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	3d	19	1.16mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	18d	1	1.30mi
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	25d	1	1.34mi

Listing history 37 events

1. 2026-06-22
   days on market $235,000 Active 41 DOM
2. 2026-06-18
   days on market $235,000 Active 38 DOM
3. 2026-06-17
   days on market $235,000 Active 37 DOM
4. 2026-06-16
   days on market $235,000 Active 36 DOM
5. 2026-06-15
   days on market $235,000 Active 35 DOM
6. 2026-06-13
   days on market $235,000 Active 33 DOM
7. 2026-06-10
   days on market $235,000 Active 30 DOM
8. 2026-06-09
   days on market $235,000 Active 29 DOM
9. 2026-06-08
   days on market $235,000 Active 28 DOM
10. 2026-06-07
    days on market $235,000 Active 27 DOM
11. 2026-06-05
    days on market $235,000 Active 24 DOM
12. 2026-06-03
    days on market $235,000 Active 23 DOM
13. 2026-06-02
    pricedays on market $235,000 Active 22 DOM
14. 2026-06-01
    days on market $240,000 Active 21 DOM
15. 2026-05-31
    days on market $240,000 Active 20 DOM
16. 2026-05-11
    listed $240,000 Active
17. 2024-10-22
    soldstatus $196,000 Closed 269-char remark

    Show marketing remark (269 chars)

    Full brick home on semi cul-de-sac! Huge living room with vaulted ceiling & access to patio. Large Master bedroom, Bonus room for office/playroom. Spacious Kitchen with eating bar and Lots of cabinets including built in pantry cabinet/hutch. Large shed. Needs TLC

18. 2024-08-13
    status Pending 269-char remark

    Show marketing remark (269 chars)

    Full brick home on semi cul-de-sac! Huge living room with vaulted ceiling & access to patio. Large Master bedroom, Bonus room for office/playroom. Spacious Kitchen with eating bar and Lots of cabinets including built in pantry cabinet/hutch. Large shed. Needs TLC

19. 2024-07-27
    listed $189,000 Active 269-char remark

    Show marketing remark (269 chars)

    Full brick home on semi cul-de-sac! Huge living room with vaulted ceiling & access to patio. Large Master bedroom, Bonus room for office/playroom. Spacious Kitchen with eating bar and Lots of cabinets including built in pantry cabinet/hutch. Large shed. Needs TLC

20. 2017-01-04
    soldstatus $128,500
21. 2016-12-30
    soldstatus $128,500 Closed 259-char remark

    Show marketing remark (259 chars)

    MOTIVATED SELLER!!! This one won't last long! Beautiful laminate wood flooring, well maintained hm, lg mstr! Part of garage converted to add addt'l space, not included in sqft. Garage c/b used to park cars. New HW tank 2016! Fridge & shed in bckyd stay!

22. 2016-11-14
    status Pending 259-char remark

    Show marketing remark (259 chars)

    MOTIVATED SELLER!!! This one won't last long! Beautiful laminate wood flooring, well maintained hm, lg mstr! Part of garage converted to add addt'l space, not included in sqft. Garage c/b used to park cars. New HW tank 2016! Fridge & shed in bckyd stay!

23. 2016-10-25
    price $129,900 259-char remark

    Show marketing remark (259 chars)

    MOTIVATED SELLER!!! This one won't last long! Beautiful laminate wood flooring, well maintained hm, lg mstr! Part of garage converted to add addt'l space, not included in sqft. Garage c/b used to park cars. New HW tank 2016! Fridge & shed in bckyd stay!

24. 2016-10-20
    price $134,800 259-char remark

    Show marketing remark (259 chars)

    MOTIVATED SELLER!!! This one won't last long! Beautiful laminate wood flooring, well maintained hm, lg mstr! Part of garage converted to add addt'l space, not included in sqft. Garage c/b used to park cars. New HW tank 2016! Fridge & shed in bckyd stay!

25. 2016-10-17
    listed $136,700 Active 259-char remark

    Show marketing remark (259 chars)

    MOTIVATED SELLER!!! This one won't last long! Beautiful laminate wood flooring, well maintained hm, lg mstr! Part of garage converted to add addt'l space, not included in sqft. Garage c/b used to park cars. New HW tank 2016! Fridge & shed in bckyd stay!

26. 2011-02-25
    soldstatus $97,000
27. 2011-01-25
    historical
28. 2010-10-29
    listed $87,500
29. 2007-10-25
    historical
30. 2007-04-24
    listed $129,900
31. 2002-09-26
    soldstatus $102,500
32. 2002-09-24
    soldstatus $102,500
33. 2002-09-04
    historical
34. 2002-08-05
    historical
35. 2002-08-01
    listed $101,000
36. 2002-07-30
    listed $101,000
37. 1996-12-23
    soldstatus $71,000

ⓘ 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: $3,159 · $263/mo
• Projected year-2 tax: $3,159 · $263/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 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: $24,080
• − Mortgage interest: −$13,164
• − Property taxes: −$3,159
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$6,836
• Taxable loss: −$4,107
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $886/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

+238.0% since first listed

22 events — show timeline

• 2026-05-11 Listed $240,000 MLS Technology, Inc.
• 2024-10-22 Sold (MLS) $196,000 MLS Technology, Inc.
• 2024-08-13 Pending — MLS Technology, Inc.
• 2024-07-27 Listed $189,000 MLS Technology, Inc.
• 2017-01-04 Sold (Public Records) $128,500 Public Records
• 2016-12-30 Sold (MLS) $128,500 MLS Technology, Inc.
• 2016-11-14 Pending — MLS Technology, Inc.
• 2016-10-25 Price Changed $129,900 MLS Technology, Inc.
• 2016-10-20 Price Changed $134,800 MLS Technology, Inc.
• 2016-10-17 Listed $136,700 MLS Technology, Inc.
• 2011-02-25 Sold (MLS) $97,000 MLS Technology, Inc.
• 2011-01-25 Listing Removed — MLS Technology, Inc.
• 2010-10-29 Listed $87,500 MLS Technology, Inc.
• 2007-10-25 Listing Removed — MLS Technology, Inc.
• 2007-04-24 Listed $129,900 MLS Technology, Inc.
• 2002-09-26 Sold (Public Records) $102,500 Public Records
• 2002-09-24 Sold (MLS) $102,500 MLS Technology, Inc.
• 2002-09-04 Listing Removed — MLS Technology, Inc.
• 2002-08-05 Listing Removed — MLS Technology, Inc.
• 2002-08-01 Listed $101,000 MLS Technology, Inc.
• 2002-07-30 Listed $101,000 MLS Technology, Inc.
• 1996-12-23 Sold (Public Records) $71,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,159 · +62.7% YoY. Source: county tax records.