1318 W Hot Springs St · Broken Arrow, OK 74011

$249,999

4 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 4 Days on market

Built 1983 9,480 sqft lot Est $258k · 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 +18.3/30.0
• ARV discount +8.9/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• 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

Move-In Ready Home! Granite Counters, New Items: Carpet, Kitchen & Dining Tile, Stainless Range/Microwave/Dishwasher, Interior Paint, new light fixtures, & ceiling fans. Recessed Ceil In Liv, Nook, & Kitch. Shows Like A Newer Home. Thermal windows.

Key facts

• Large living area
• Updated kitchen
• Eat-in dining

Tags

• UPDATED KITCHEN
• FENCED BACKYARD
• EAT-IN DINING
• LARGE LIVING AREA
• FIREPLACE
• BUILT-IN BOOKSHELVES

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber optic available
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Built using brick, HardiPlank type, and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio; Concrete driveway; Rain gutters; Privacy fencing; Mature trees on lot

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Oven; Range; Gas range/oven connection; Refrigerator
• Bedrooms: Master bedroom with private bath and separate closets (first floor); Three additional bedrooms without en-suite baths (first floor)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Hall bath with bathtub and ventilation
• Heating & cooling: Central heating (gas); Central air conditioning; Programmable thermostat
• Interior features: Vaulted ceilings; Ceiling fans; Ceramic and concrete counters; Vinyl windows
• 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 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $233k (6.9% below list).
• Recommended offer: $233k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 fast (+4.1%/yr); 381 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $130k; list at $250k implies a 92% 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 $232,823 (6.9% 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: 0.93% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $258,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5305 S Maple Pl	0.21mi	3/2.0 (-1)	1,526 (-0%)	1mo	$270,000	$177	84
1305 E Durham St	0.21mi	3/2.0 (-1)	1,532 (+0%)	1mo	$265,000	$173	84
1105 W Durham St	0.37mi	3/2.0 (-1)	1,478 (-3%)	1mo	$225,000	$152	72
4508 S Ironwood Ave	0.49mi	3/2.0 (-1)	1,449 (-5%)	1mo	$245,000	$169	63
5105 S Lions Ave	0.09mi	3/2.0 (-1)	1,317 (-14%)	7mo	$225,000	$171	62
5613 S Juniper Ave	0.31mi	3/2.5 (-1)	1,652 (+8%)	4mo	$191,051	$116	61
4500 S Hickory Ave	0.53mi	3/2.0 (-1)	1,557 (+2%)	7mo	$245,000	$157	61
1113 W Durham St	0.34mi	3/2.0 (-1)	1,320 (-14%)	2mo	$225,000	$170	54
1116 W Birmingham St	0.42mi	3/2.0 (-1)	1,340 (-12%)	1mo	$195,000	$146	54
1706 W Austin Pl	0.51mi	3/2.0 (-1)	1,716 (+12%)	2mo	$299,900	$175	50
4416 S Elm Ave	0.62mi	3/1.5 (-1)	1,324 (-13%)	6mo	$220,000	$166	37
4332 S Elm Ave	0.72mi	3/1.0 (-1)	1,368 (-10%)	5mo	$187,000	$137	36

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-23,489
• Equity at exit: $37,276

10-year hold

• IRR: 1.7%
• Equity multiple: 1.13×
• Total profit: $8,869
• Equity at exit: $21,615

Cash invested: $70,000 (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: 381
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $227

Break-even live

Break-even rent $2,041

Max offer price $249,999

Occupancy floor 85%

Sensitivity live

Price	-10% $369	-5% $298	+0% $227	+5% $157	+10% $86
Rent	-10% $43	-5% $135	+0% $227	+5% $319	+10% $411
Rate	-1.0pp $353	-0.5pp $291	base $227	+0.5pp $163	+1.0pp $97

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	4d	1	0.38mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	20d	1	0.76mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	22d	1	1.08mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	1.12mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	24d	1	1.21mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	20d	1	1.36mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	11d	1	1.48mi

Listing history 14 events

1. 2026-05-18
   status Pending
2. 2026-05-14
   listed $249,999 Active
3. 2014-01-06
   soldstatus $130,000
4. 2013-12-11
   soldstatus $129,900 265-char remark

   Show marketing remark (265 chars)

   Move-In Ready Home! Granite Counters, New Items: Carpet, Kitchen & Dining Tile, Stainless Range/Microwave/Dishwasher, Interior Paint, new light fixtures, & ceiling fans. Recessed Ceil In Liv, Nook, & Kitch. Shows Like A Newer Home. Thermal windows.

5. 2013-11-15
   historical 265-char remark

   Show marketing remark (265 chars)

   Move-In Ready Home! Granite Counters, New Items: Carpet, Kitchen & Dining Tile, Stainless Range/Microwave/Dishwasher, Interior Paint, new light fixtures, & ceiling fans. Recessed Ceil In Liv, Nook, & Kitch. Shows Like A Newer Home. Thermal windows.

6. 2013-08-14
   listed $129,900 265-char remark

   Show marketing remark (265 chars)

   Move-In Ready Home! Granite Counters, New Items: Carpet, Kitchen & Dining Tile, Stainless Range/Microwave/Dishwasher, Interior Paint, new light fixtures, & ceiling fans. Recessed Ceil In Liv, Nook, & Kitch. Shows Like A Newer Home. Thermal windows.

7. 2010-09-29
   historical
8. 2010-06-11
   listed $124,900
9. 2008-04-25
   soldstatus $90,000
10. 2008-04-25
    listed $90,000
11. 2008-03-17
    soldstatus $90,000
12. 2002-04-07
    historical
13. 2002-01-06
    listed $102,900
14. 1989-05-30
    soldstatus $57,500

ⓘ 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: $2,362 · $197/mo
• Projected year-2 tax: $2,362 · $197/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 7/10 Severe 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: $27,939
• − Mortgage interest: −$14,004
• − Property taxes: −$2,362
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$7,273
• Taxable loss: −$1,420
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $3,068/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

+334.8% since first listed

14 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-05-14 Listed $249,999 MLS Technology, Inc.
• 2014-01-06 Sold (Public Records) $130,000 Public Records
• 2013-12-11 Sold (MLS) $129,900 MLS Technology, Inc.
• 2013-11-15 Listing Removed — MLS Technology, Inc.
• 2013-08-14 Listed $129,900 MLS Technology, Inc.
• 2010-09-29 Listing Removed — MLS Technology, Inc.
• 2010-06-11 Listed $124,900 MLS Technology, Inc.
• 2008-04-25 Listed $90,000 MLS Technology, Inc.
• 2008-04-25 Sold (MLS) $90,000 MLS Technology, Inc.
• 2008-03-17 Sold (Public Records) $90,000 Public Records
• 2002-04-07 Listing Removed — MLS Technology, Inc.
• 2002-01-06 Listed $102,900 MLS Technology, Inc.
• 1989-05-30 Sold (Public Records) $57,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,362 · +4.9% YoY. Source: county tax records.