1209 S Redbud Ave · Broken Arrow, OK 74012

$235,000

3 bd · 2.0 ba · 1,647 sqft · SingleFamily public records · 8 Days on market

Built 1975 8,190 sqft lot Est $239k · at est. $6/mo HOA

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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 +15.0/30.0
• ARV discount +8.2/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained home in the heart of Broken Arrow! Situated on a desirable lot near shopping, dining, parks, and schools, this property offers the perfect blend of comfort, functionality, and charm. Inside, you’ll find a spacious and inviting layout with abundant natural light, generous living areas, and a well-appointed kitchen ideal for both everyday living and entertaining. The primary suite provides a private retreat with ample closet space and an en-suite bath, while additional bedrooms offer flexibility for family, guests, or a home office. Enjoy relaxing or entertaining outdoors with a spacious backyard and covered patio perfect for Oklahoma evenings. Whe

Key facts

• 8,190 sq ft lot
• 2 garage spots
• Built 1975

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $75; Community park; Neighborhood features include gutters and sidewalks

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Interior safe room
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation; Bonus room and living areas on first level (living room is sunken with fireplace); Dining area / breakfast area
• Construction: Built per public records; Masonite, stone, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Enclosed patio

Interior

• Kitchen: Oven; Range / Stove; Dishwasher; Disposal; Plumbed for ice maker; Granite counters; Breakfast nook
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Additional bedrooms with walk-in closets (first level)
• Flooring: Carpet; Tile; Wood veneer
• Bathrooms: Master full bathroom (first level); Hall full bathroom (first level); Total of 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning; Has fireplace with gas starter and wood burning
• Interior features: Wet bar; Granite counters; Ceiling fans; Insulated doors; Vinyl and insulated windows; Electric oven and range connections
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility room inside and separate (first level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $75 ($902/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 (17.7% below list).
• Recommended offer: $193k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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.
• Zoned schools: Lynn Wood Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 395 students, 0% FRL); Oliver Ms (math 20% / reading 28%, grade F, #109 of 345 statewide, top 32%, 898 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.9%/yr); 445 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y 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 $78k; list at $235k implies a 203% 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 $193,310 (17.7% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $238,815
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1705 W Jackson Pl	0.15mi	3/2.0	1,741 (+6%)	1mo	$230,000	$132	82
1108 S Poplar Ave	0.06mi	3/2.0	1,488 (-10%)	1mo	$245,000	$165	80
1501 S Narcissus Ave	0.32mi	3/2.0	1,675 (+2%)	3mo	$240,000	$143	80
2110 W Pittsburgh Pl	0.33mi	3/2.0	1,603 (-3%)	1mo	$243,000	$152	79
1912 W Pittsburg Ct	0.20mi	3/2.0	1,756 (+7%)	4mo	$217,000	$124	76
1213 S Oak Ave	0.12mi	3/2.0	1,815 (+10%)	4mo	$299,990	$165	75
1213 S Maple Pl	0.36mi	3/1.5	1,724 (+5%)	2mo	$195,000	$113	72
1308 W Richmond St	0.55mi	3/2.0	1,609 (-2%)	1mo	$258,500	$161	70
1013 W Memphis St	0.58mi	3/2.0	1,757 (+7%)	4mo	$250,000	$142	58
1100 W Oakridge St	0.58mi	4/2.0 (+1)	1,557 (-6%)	2mo	$155,000	$100	57
104 S Walnut Ave	0.65mi	3/2.0	1,789 (+9%)	1mo	$259,900	$145	54
104 N Oak Pl	0.70mi	3/2.0	1,486 (-10%)	1mo	$255,000	$172	51

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-33,484
• Equity at exit: $35,039

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-23,779
• Equity at exit: $20,319

Cash invested: $65,800 (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: 445
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$98
• HOA: −$6
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $75

Break-even live

Break-even rent $1,838

Max offer price $235,000

Occupancy floor 91%

Sensitivity live

Price	-10% $208	-5% $142	+0% $75	+5% $9	+10% $-58
Rent	-10% $-78	-5% $-1	+0% $75	+5% $152	+10% $228
Rate	-1.0pp $194	-0.5pp $135	base $75	+0.5pp $14	+1.0pp $-48

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	18d	1	0.64mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	23d	1	0.64mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	4d	1	0.69mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	25d	1	0.69mi
511 W Fort Worth St Unit 511 Broken Arrow, OK	3.0	2.5	1621	$2,650	$1.63	18d	1	0.90mi
507 W Fort Worth St Unit 507 Broken Arrow, OK	3.0	2.5	1621	$2,850	$1.76	18d	1	0.90mi
513 W Dallas St Unit A Broken Arrow, OK	3.0	2.0	1322	$1,850	$1.40	5d	1	0.94mi
513 W Dallas St Unit B Broken Arrow, OK	3.0	2.0	1362	$1,850	$1.36	25d	1	0.94mi
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	25d	1	1.05mi
401 N Fir Pl Broken Arrow, OK	3.0	2.0	1746	$1,850	$1.06	13d	1	1.08mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	18d	1	1.09mi
221 W Commercial St Broken Arrow, OK	3.0	1.5	2192	$1,895	$0.86	18d	1	1.15mi
3002 W Washington Pl Broken Arrow, OK	4.0	2.0	2211	$1,700	$0.77	5d	1	1.23mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	25d	1	1.26mi
221 W Detroit St Broken Arrow, OK	4.0	2.5	1829	$2,300	$1.26	18d	1	1.27mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	25d	1	1.27mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	5d	1	1.50mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 5 events

1. 2026-05-21
   status Active
2. 2026-05-08
   status Pending
3. 2026-05-06
   listed $235,000 Active
4. 1996-09-26
   soldstatus $77,500
5. 1996-07-24
   listed $79,500

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$727/yr (+$61/mo · 52.4%)

ⓘ 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 1/10 Low
• 🌡 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: $23,197
• − Mortgage interest: −$13,164
• − Property taxes: −$1,388
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$72
• − Depreciation: −$6,836
• Taxable loss: −$3,149
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,658/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

+195.6% since first listed

5 events — show timeline

• 2026-05-21 Relisted — MLS Technology, Inc.
• 2026-05-08 Pending — MLS Technology, Inc.
• 2026-05-06 Listed $235,000 MLS Technology, Inc.
• 1996-09-26 Sold (Public Records) $77,500 Public Records
• 1996-07-24 Listed $79,500 MLS Technology, Inc.

Property tax history

-0.2%/yr

Latest (2025): $1,388 · -0.1% YoY. Source: county tax records.