3380 W Washington St #14 · Broken Arrow, OK 74012

$168,900

3 bd · 1.5 ba · 1,307 sqft · Condo public records · 21 Days on market

Built 1983 $367/mo HOA · 20% of rent

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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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come enjoy the wooded greenbelt views from your covered porch or your balcony off of the master suite in this cute condo! New carpet in main area. Neighborhood pool is just steps away!

Key facts

• $367 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fee; Monthly association fee covers structure maintenance, sewer, trash, and water; Community pool; Community gutters and sidewalks

Exterior

• Parking: 2-car garage; Carport; Asphalt parking
• Security: Smoke detectors; No safety shelter
• Utilities: Cable available; Public water; Public sewer
• Home design: Two-story property; Faces east; Slab foundation
• Construction: Built (year per public records); Masonite and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Rain gutters; Balcony; Patio; Porch; Decorative fencing; Mature trees; On-property stream/creek and spring

Interior

• Kitchen: Island; Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Icemaker; Gas water heater
• Bedrooms: Master bedroom with private bath and walk-in closet (Second level); Additional bedrooms located on Second level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (Second level) with bathtub; One half bathroom (First level) — hall/half bath
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning
• Interior features: Granite counters; High-speed internet available; Ceiling fans; Programmable thermostat; Aluminum-framed windows; Storm doors; Gas log fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility rooms on First and Second levels; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-39 ($-462/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (4.0% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $162k (4.0% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Union (urban): math 20% / reading 20% proficiency, ranked #160 of 270 in OK (top 59%) — 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k 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 21 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $162,098 (4.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-29,717
• Equity at exit: $25,184

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-28,613
• Equity at exit: $14,603

Cash invested: $47,292 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$886
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$70
• HOA: −$367
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-39

Break-even live

Break-even rent $1,862

Max offer price $162,098

Occupancy floor 97%

Sensitivity live

Price	-10% $57	-5% $9	+0% $-39	+5% $-86	+10% $-134
Rent	-10% $-182	-5% $-110	+0% $-39	+5% $33	+10% $105
Rate	-1.0pp $47	-0.5pp $4	base $-39	+0.5pp $-82	+1.0pp $-127

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: $42,225
• Closing costs: $5,067
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	24d	1	0.40mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	24d	1	1.10mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	3d	1	1.10mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	24d	1	1.10mi
1947 W Houston St Broken Arrow, OK	1.0–2.0	1.0–2.0	830	$1,290	$1.55	3d	12	1.32mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	24d	1	1.46mi

HOA detail condo

• Monthly dues: $367 · $4,404/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $168,900 Active 21 DOM
2. 2026-06-18
   days on market $168,900 Active 18 DOM
3. 2026-06-17
   days on market $168,900 Active 17 DOM
4. 2026-06-16
   days on market $168,900 Active 16 DOM
5. 2026-06-15
   days on market $168,900 Active 15 DOM
6. 2026-06-13
   days on market $168,900 Active 13 DOM
7. 2026-06-13
   days on market $168,900 Active 12 DOM
8. 2026-06-10
   days on market $168,900 Active 10 DOM
9. 2026-06-09
   days on market $168,900 Active 9 DOM
10. 2026-06-08
    days on market $168,900 Active 8 DOM
11. 2026-06-07
    days on market $168,900 Active 7 DOM
12. 2026-06-05
    days on market $168,900 Active 4 DOM
13. 2026-06-03
    days on market $168,900 Active 3 DOM
14. 2026-06-02
    pricedays on market $168,900 Active 2 DOM
15. 2026-06-02
    remarks 693-char remark
16. 2026-06-01
    remarks 45-char remark
17. 2026-06-01
    listed $179,900 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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 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: $21,759
• − Mortgage interest: −$9,461
• − Property taxes: −$1,774
• − Insurance: −$844
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$4,404
• − Depreciation: −$4,913
• Taxable loss: −$3,120
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $287/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: Union
• NCES district ID: 4030600
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $52,744
• Composite: 18.18/100
• National rank: #8962
• State rank: #160 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

+166.5% since first listed

12 events — show timeline

• 2026-05-27 Listed $179,900 MLS Technology, Inc.
• 2021-10-05 Sold (Public Records) $117,000 Public Records
• 2021-09-09 Sold (MLS) $117,000 MLS Technology, Inc.
• 2021-08-09 Pending — MLS Technology, Inc.
• 2021-07-23 Price Changed $114,000 MLS Technology, Inc.
• 2021-07-09 Relisted — MLS Technology, Inc.
• 2021-06-15 Pending — MLS Technology, Inc.
• 2021-06-10 Listed $114,900 MLS Technology, Inc.
• 1998-06-01 Listing Removed — MLS Technology, Inc.
• 1998-02-24 Listed $69,900 MLS Technology, Inc.
• 1993-08-26 Sold (Public Records) $47,000 Public Records
• 1983-10-01 Sold (Public Records) $67,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,774 · +6.2% YoY. Source: county tax records.