617 S 6th St · Broken Arrow, OK 74012

$225,000

4 bd · 1.5 ba · 1,770 sqft · SingleFamily public records · 18 Days on market

Built 1963 8,500 sqft lot Est $297k · 24% under

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 3 full-bath home offering endless potential! Featuring 2 living areas, this property provides plenty of room for entertaining, relaxing, or creating the space that best fits your lifestyle. The kitchen is equipped with granite countertops. Major updates include a new roof in 2022, HVAC 11/2021 plus new siding and windows installed in 2002 with a lifetime transferable warranty. The white vinyl privacy fence adds both charm and functionality to the backyard. Conveniently located near the beautiful Rose District, where you'll enjoy easy access to dining, shopping, and community events. Being sold as-is, this home is a fantastic opportunity to add your personal touches and m

Key facts

• New siding
• Granite countertops
• New roof

Tags

• GRANITE COUNTERTOPS
• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• WHITE VINYL PRIVACY FENCE

Property features AI

Finance

• HOA & community: Community gutters

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Brick and wood siding on wood frame; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Deck; Decorative fencing; Rain gutters; Shed(s); Mature trees

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range
• Bedrooms: Four first-floor bedrooms; two have private baths, two share a hall bath
• Flooring: Carpet; Tile; Wood
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl, insulated and storm windows; Insulated doors with storm door(s); Granite counters; High ceilings; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room accessible from garage

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $267 ($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 $209k (7.1% below list).
• Recommended offer: $209k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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); 443 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,088 (7.1% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $297,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 S 5th Pl	0.19mi	3/2.0 (-1)	1,616 (-9%)	4mo	$265,000	$164	66
703 E Fort Worth St	0.10mi	3/2.0 (-1)	1,530 (-14%)	13mo	$273,000	$178	55
917 S Birch Pl	0.70mi	4/2.0	1,669 (-6%)	3mo	$279,900	$168	54
1118 E College St	0.63mi	3/2.0 (-1)	1,808 (+2%)	10mo	$410,000	$227	52
302 E College St	0.56mi	3/3.0 (-1)	1,748 (-1%)	12mo	$413,000	$236	51
701 S Birch Pl	0.66mi	3/2.0 (-1)	1,800 (+2%)	11mo	$345,000	$192	50
114 W Jackson St	0.55mi	3/1.5 (-1)	1,651 (-7%)	14mo	$170,000	$103	47
1609 S 1st Pl	0.69mi	3/2.0 (-1)	1,875 (+6%)	6mo	$230,000	$123	46
1629 S 5th St	0.66mi	3/2.0 (-1)	1,692 (-4%)	12mo	$235,000	$139	45
610 S Birch Ave	0.64mi	4/2.5	1,536 (-13%)	0mo	$257,550	$168	44
220 W Memphis St	0.69mi	3/2.0 (-1)	1,600 (-10%)	2mo	$284,000	$178	43
508 E Detroit St	0.54mi	3/1.5 (-1)	1,505 (-15%)	8mo	$250,000	$166	38

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-19,646
• Equity at exit: $33,548

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,986
• Equity at exit: $19,454

Cash invested: $63,000 (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 74012

• Rents YoY: 2.9%
• Active inventory: 443
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $267

Break-even live

Break-even rent $1,753

Max offer price $225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $394	-5% $331	+0% $267	+5% $203	+10% $140
Rent	-10% $102	-5% $185	+0% $267	+5% $350	+10% $432
Rate	-1.0pp $380	-0.5pp $324	base $267	+0.5pp $209	+1.0pp $150

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 W Commercial St Broken Arrow, OK	3.0	1.5	2192	$1,895	$0.86	16d	1	0.68mi
221 W Detroit St Broken Arrow, OK	4.0	2.5	1829	$2,300	$1.26	16d	1	0.80mi
507 W Fort Worth St Unit 507 Broken Arrow, OK	3.0	2.5	1621	$2,850	$1.76	16d	1	0.80mi
511 W Fort Worth St Unit 511 Broken Arrow, OK	3.0	2.5	1621	$2,650	$1.63	16d	1	0.81mi
606 N Village Ave Broken Arrow, OK	3.0	1.5	1434	$1,528	$1.07	2d	1	0.81mi
513 W Dallas St Unit A Broken Arrow, OK	3.0	2.0	1322	$1,850	$1.40	4d	1	0.85mi
513 W Dallas St Unit B Broken Arrow, OK	3.0	2.0	1362	$1,850	$1.36	24d	1	0.85mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	24d	1	0.85mi
1240 E Richmond St Broken Arrow, OK	3.0	2.0	1506	$1,800	$1.20	22d	1	0.86mi
126 E Midway St Unit 122 Broken Arrow, OK	3.0	2.5	1363	$2,000	$1.47	12d	1	0.90mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	22d	1	1.24mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	16d	1	1.24mi
2512 E Dallas St Broken Arrow, OK	4.0	2.0	1922	$1,899	$0.99	24d	1	1.26mi
604 S 28th Pl Broken Arrow, OK	3.0	2.0	1800	$1,800	$1.00	24d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $225,000 Active 18 DOM
2. 2026-06-17
   days on market $225,000 Active 17 DOM
3. 2026-06-16
   pricedays on market $225,000 Active 16 DOM
4. 2026-06-15
   days on market $240,000 Active 15 DOM
5. 2026-06-13
   days on market $240,000 Active 13 DOM
6. 2026-06-10
   days on market $240,000 Active 10 DOM
7. 2026-06-09
   days on market $240,000 Active 9 DOM
8. 2026-06-08
   days on market $240,000 Active 8 DOM
9. 2026-06-07
   days on market $240,000 Active 7 DOM
10. 2026-06-05
    days on market $240,000 Active 4 DOM
11. 2026-06-03
    days on market $240,000 Active 3 DOM
12. 2026-06-02
    days on market $240,000 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $240,000 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: $1,332 · $111/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$693/yr (+$58/mo · 52.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 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: $25,091
• − Mortgage interest: −$12,603
• − Property taxes: −$1,332
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$6,545
• Taxable loss: −$530
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $3,333/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

• 2026-05-31 Listed $240,000 MLS Technology, Inc.

Property tax history

-0.1%/yr

Latest (2025): $1,332 · -0.1% YoY. Source: county tax records.