2525 S Hickory Ave · Broken Arrow, OK 74012

$210,000

3 bd · 2.0 ba · 1,393 sqft · SingleFamily public records · 4 Days on market

Built 1976 10,800 sqft lot Est $234k · 10% 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 +13.5/30.0
• ARV discount +12.1/15.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely starter home in Broken Arrow Schools! 3 bedrooms, 2 baths, updated kitchen with granite countertops, updated bathrooms, newer lighting, fresh interior and exterior paint, landscaped yard with garden area and spacious backyard view with a morning sunrise. Conveniently located near shopping, medical offices, grocery stores, and entertainment. All in walking distance of schools and much more. A WELL CARED FOR HOME! A MUST SEE!!

Key facts

• Garden area
• Updated bathrooms
• Landscaped yard

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• UPDATED BATHROOMS
• LANDSCAPED YARD
• GARDEN AREA
• SPACIOUS BACKYARD VIEW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $9 ($110/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 $164k (21.9% below list).
• Recommended offer: $164k (21.9% 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 (+2.9%/yr); 444 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $163,932 (21.9% 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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $234,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 S Elm Ave	0.22mi	3/2.0	1,369 (-2%)	1mo	$236,000	$172	86
302 W Fulton St	0.29mi	3/2.0	1,366 (-2%)	0mo	$222,000	$163	83
2114 S Hickory Ave	0.28mi	3/1.5	1,356 (-3%)	1mo	$210,000	$155	80
3304 S Ash Ct	0.47mi	3/2.0	1,377 (-1%)	2mo	$205,000	$149	74
3013 S Ash Ct	0.41mi	3/2.0	1,446 (+4%)	2mo	$232,000	$160	73
1600 W Edgewater Pl	0.52mi	3/2.0	1,480 (+6%)	1mo	$248,000	$168	64
2437 S Maple Ave	0.45mi	3/2.0	1,518 (+9%)	1mo	$270,000	$178	63
217 W Edgewater St	0.41mi	3/2.0	1,194 (-14%)	1mo	$222,000	$186	56
104 W Boston St	0.54mi	3/2.0	1,538 (+10%)	2mo	$255,000	$166	56
1422 W Boston Pl	0.54mi	3/2.0	1,557 (+12%)	1mo	$274,000	$176	54
2717 S Narcissus Pl	0.55mi	3/2.0	1,188 (-15%)	2mo	$196,000	$165	48
1020 W Washington Pl	0.56mi	3/1.0	1,204 (-14%)	1mo	$210,000	$174	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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-33,623
• Equity at exit: $31,312

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-29,247
• Equity at exit: $18,157

Cash invested: $58,800 (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 74012

• Rents YoY: 2.9%
• Active inventory: 444
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $9

Break-even live

Break-even rent $1,628

Max offer price $210,000

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $69	+0% $9	+5% $-50	+10% $-110
Rent	-10% $-120	-5% $-56	+0% $9	+5% $74	+10% $139
Rate	-1.0pp $115	-0.5pp $63	base $9	+0.5pp $-45	+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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	25d	1	0.23mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	17d	1	0.38mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	4d	1	0.50mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	20d	1	0.57mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	11d	1	0.71mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	17d	1	0.73mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	25d	1	0.79mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	25d	1	0.89mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	3d	1	0.89mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	17d	1	0.98mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	22d	1	0.98mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	25d	1	1.00mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	25d	1	1.15mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	22d	1	1.22mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	4d	1	1.32mi
1101 W Houston St Broken Arrow, OK	1.0–2.0	1.0–2.0	800	$1,170	$1.46	13d	10	1.43mi
1604 E Gary St Broken Arrow, OK	3.0	2.0	1422	$2,095	$1.47	4d	1	1.44mi
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	25d	1	1.44mi

Listing history 1 events

1. 2026-05-21
   listed $210,000 Active 435-char remark

   Show marketing remark (435 chars)

   Lovely starter home in Broken Arrow Schools! 3 bedrooms, 2 baths, updated kitchen with granite countertops, updated bathrooms, newer lighting, fresh interior and exterior paint, landscaped yard with garden area and spacious backyard view with a morning sunrise. Conveniently located near shopping, medical offices, grocery stores, and entertainment. All in walking distance of schools and much more. A WELL CARED FOR HOME! A MUST SEE!!

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$724/yr (+$60/mo · 62.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $19,672
• − Mortgage interest: −$11,763
• − Property taxes: −$1,166
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$6,109
• Taxable loss: −$3,564
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $965/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): 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

1 event — show timeline

• 2026-05-21 Listed $210,000 MLS Technology, Inc.

Property tax history

-0.1%/yr

Latest (2025): $1,166 · -0.1% YoY. Source: county tax records.