132 W Jefferson St · Broken Arrow, OK 74011

$199,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 1 Days on market

Built 1976 10,640 sqft lot Est $239k · 17% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• 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

One owner home, new roof in 2008, Seller will provide AHS warrwnty, all walk in closets

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1976

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Built with brick and wood frame; Asphalt/fiberglass roof; Year built (per public records)
• Exterior features: Concrete driveway; Full fencing

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal
• Bedrooms: Master bedroom (first level); Additional bedrooms (first level)
• Flooring: Concrete; Tile
• Bathrooms: Master full bathroom (first level); Hall full bathroom (first level); Total of 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning; Gas log fireplace (1)
• Interior features: Aluminum window frames; Laminate countertops; Electric oven and range connections; None (no additional interior features listed)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $252 ($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 $193k (3.0% below list).
• Recommended offer: $193k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 leasing fast (median 11d on market — plan ~1-2 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $100k; list at $199k implies a 99% 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 $192,963 (3.0% 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. 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: 0.97% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $238,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5601 S Ash Ave	0.20mi	3/2.0	1,485 (+1%)	5mo	$235,000	$158	84
217 W Miami St	0.33mi	3/2.0	1,469 (+0%)	3mo	$245,000	$167	81
1105 W Durham St	0.58mi	3/2.0	1,478 (+1%)	1mo	$225,000	$152	71
109 W Austin St	0.45mi	3/2.0	1,366 (-7%)	3mo	$208,000	$152	66
4609 S Date Ave	0.34mi	3/2.0	1,260 (-14%)	3mo	$198,000	$157	59
4605 S Cedar Ave	0.33mi	3/2.0	1,260 (-14%)	3mo	$210,000	$167	58
417 W Birmingham Ave	0.44mi	3/2.0	1,286 (-12%)	2mo	$220,000	$171	58
316 E Vicksburg St	0.72mi	4/2.0 (+1)	1,414 (-3%)	2mo	$230,000	$163	54
1113 W Durham St	0.60mi	3/2.0	1,320 (-10%)	2mo	$225,000	$170	54
4332 S Elm Ave	0.61mi	3/1.0	1,368 (-7%)	5mo	$187,000	$137	52
400 E Vicksburg St	0.73mi	4/2.0 (+1)	1,414 (-3%)	4mo	$235,000	$166	52
5613 S Juniper Ave	0.71mi	3/2.5	1,652 (+13%)	4mo	$191,051	$116	40

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,118
• Equity at exit: $29,672

10-year hold

• IRR: 4.0%
• Equity multiple: 1.31×
• Total profit: $17,176
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $252

Break-even live

Break-even rent $1,611

Max offer price $199,000

Occupancy floor 82%

Sensitivity live

Price	-10% $364	-5% $308	+0% $252	+5% $195	+10% $139
Rent	-10% $99	-5% $175	+0% $252	+5% $328	+10% $404
Rate	-1.0pp $352	-0.5pp $302	base $252	+0.5pp $200	+1.0pp $148

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4801 S Elm Pl Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,729	$1.68	2d	8	0.20mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	22d	1	0.53mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	4d	1	0.67mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	0.77mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	16d	1	0.94mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	11d	1	0.94mi
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	2d	36	1.45mi

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   listed $199,000 Active
3. 2009-03-06
   soldstatus $100,000 87-char remark

   Show marketing remark (87 chars)

   One owner home, new roof in 2008, Seller will provide AHS warrwnty, all walk in closets

4. 2009-03-03
   soldstatus $100,000
5. 2009-01-24
   historical 87-char remark

   Show marketing remark (87 chars)

   One owner home, new roof in 2008, Seller will provide AHS warrwnty, all walk in closets

6. 2009-01-05
   listed $100,000 87-char remark

   Show marketing remark (87 chars)

   One owner home, new roof in 2008, Seller will provide AHS warrwnty, all walk in closets

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $1,791 · $149/mo
• Expected delta: +$35/yr (+$3/mo · 2.0%)

ⓘ 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: $23,156
• − Mortgage interest: −$11,147
• − Property taxes: −$1,756
• − Insurance: −$995
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$5,789
• Taxable loss: −$237
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $3,076/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

+99.0% since first listed

6 events — show timeline

• 2026-05-14 Pending — MLS Technology, Inc.
• 2026-05-13 Listed $199,000 MLS Technology, Inc.
• 2009-03-06 Sold (MLS) $100,000 MLS Technology, Inc.
• 2009-03-03 Sold (Public Records) $100,000 Public Records
• 2009-01-24 Listing Removed — MLS Technology, Inc.
• 2009-01-05 Listed $100,000 MLS Technology, Inc.

Property tax history

+2.7%/yr

Latest (2025): $1,756 · +3.1% YoY. Source: county tax records.