4716 S 197th EastAvenue · Broken Arrow, OK 74014

$269,500

4 bd · 2.0 ba · 2,130 sqft · SingleFamily public records · 21 Days on market

Built 1999 1.00 ac lot Est $326k · 17% under $9/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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous up to date home w/ beautiful dark wood floors. Wall of windows in family room w/ fireplace. Open kitchen w/ walk-in pantry & tiled floors. Split floor plan. Storm shelter, full guttering, security system. Cute entry. Extra long driveway.

Key facts

• Split floor plan
• Large backyard
• Covered patio

Tags

• SPLIT FLOOR PLAN
• HARDWOOD FLOORS
• WALL OF WINDOWS
• WHIRLPOOL TUB
• LARGE BACKYARD
• COVERED PATIO

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $110; Community park

Exterior

• Parking: Attached 2-car garage
• Security: Storm shelter; Owned security system; Smoke detectors
• Utilities: Cable available; Electricity available; Fiber optic available; Natural gas available; Phone available; Water available; Rural sewer; Rural water
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Built with brick and wood frame; Asphalt/fiberglass roof; Home warranty included
• Exterior features: Covered patio and porch; Porch; Rain gutters; Full privacy fencing; Storm shelter; Owned security system; Smoke detectors

Interior

• Kitchen: Kitchen with breakfast nook and pantry; Dishwasher; Microwave; Oven; Range/Stove; Refrigerator; Disposal; Electric water heater
• Bedrooms: Master bedroom with walk-in closet (First floor); Additional bedrooms (First floor)
• Flooring: Carpet; Tile; Wood
• Bathrooms: Master bath with double sink, separate shower, full bath and whirlpool; Total of 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Attic; Ceramic counters; Laminate counters; High ceilings; High-speed internet; Cable TV; Wired for data; Ceiling fan(s); Electric oven/range connection; Gas oven/range connection; Aluminum window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First floor)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $3 ($30/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 $222k (17.5% below list).
• Recommended offer: $222k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+2.1%/yr); 652 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 581 units permitted in Wagoner County in 2024 (0 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.
• Wagoner County population projected at +16% 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 ($265k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $157k; list at $270k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,450 (17.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $325,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19820 E 45th St S	0.17mi	3/2.0 (-1)	2,093 (-2%)	2mo	$300,000	$143	83
4425 S 199th East Ave	0.24mi	3/2.0 (-1)	2,219 (+4%)	1mo	$285,000	$128	76
20382 E 49th St S	0.46mi	4/2.0	2,058 (-3%)	1mo	$316,000	$154	72
4757 S 202nd EastAvenue	0.35mi	3/2.0 (-1)	2,030 (-5%)	0mo	$309,000	$152	71
19826 E 46th St S	0.16mi	4/2.0	1,840 (-14%)	0mo	$315,000	$171	70
4842 S 187th EastAvenue	0.64mi	3/2.0 (-1)	2,133 (+0%)	1mo	$326,000	$153	64
20496 E 47th St S	0.54mi	3/2.0 (-1)	1,991 (-6%)	0mo	$305,000	$153	59
18628 E 42nd Pl S	0.69mi	3/2.5 (-1)	2,153 (+1%)	1mo	$380,000	$176	58
4917 S 190th East Ave	0.42mi	3/2.0 (-1)	1,915 (-10%)	2mo	$287,000	$150	57
20200 E 43rd St S	0.51mi	3/2.0 (-1)	1,921 (-10%)	2mo	$282,000	$147	53
18627 E 44th St	0.61mi	4/3.0	2,352 (+10%)	2mo	$420,000	$179	48
3526 E Sandusky St	0.66mi	3/2.0 (-1)	1,904 (-11%)	1mo	$285,000	$150	46

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-45,495
• Equity at exit: $40,183

10-year hold

• IRR: -10.8%
• Equity multiple: 0.37×
• Total profit: $-47,413
• Equity at exit: $23,301

Cash invested: $75,460 (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 74014

• Rents YoY: 2.1%
• Active inventory: 652
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,224 medium
• Mortgage (P&I): −$1,413
• Tax from tax record: −$220 /mo · $2,643/yr
• Insurance: −$112
• HOA: −$9
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $3

Break-even live

Break-even rent $2,221

Max offer price $269,500

Occupancy floor 95%

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20241 E 43rd Pl S Broken Arrow, OK	4.0	2.0	1746	$2,028	$1.16	1d	1	0.51mi
4915 N 36th St Broken Arrow, OK	4.0	2.0	1739	$1,940	$1.12	19d	1	0.86mi
3503 E Hudson St Unit (3503) Broken Arrow, OK	4.0	2.0	1996	$1,495	$0.75	1d	1	1.05mi
4509 S 177th East Pl Unit Labs Tulsa, OK	3.0	2.0	1977	$2,800	$1.42	23d	1	1.16mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: security

Listing history 28 events

1. 2026-06-18
   days on market $269,500 Active 21 DOM
2. 2026-06-17
   days on market $269,500 Active 20 DOM
3. 2026-06-16
   days on market $269,500 Active 19 DOM
4. 2026-06-15
   days on market $269,500 Active 18 DOM
5. 2026-06-13
   days on market $269,500 Active 16 DOM
6. 2026-06-10
   days on market $269,500 Active 13 DOM
7. 2026-06-09
   days on market $269,500 Active 12 DOM
8. 2026-06-08
   days on market $269,500 Active 11 DOM
9. 2026-06-07
   days on market $269,500 Active 10 DOM
10. 2026-06-05
    days on market $269,500 Active 7 DOM
11. 2026-06-03
    days on market $269,500 Active 6 DOM
12. 2026-06-02
    days on market $269,500 Active 5 DOM
13. 2026-06-01
    days on market $269,500 Active 4 DOM
14. 2026-05-31
    days on market $269,500 Active 3 DOM
15. 2026-05-27
    listed $269,500 Active
16. 2008-09-04
    soldstatus $157,000
17. 2008-08-29
    soldstatus $157,000 252-char remark

    Show marketing remark (252 chars)

    Gorgeous up to date home w/ beautiful dark wood floors. Wall of windows in family room w/ fireplace. Open kitchen w/ walk-in pantry & tiled floors. Split floor plan. Storm shelter, full guttering, security system. Cute entry. Extra long driveway.

18. 2008-08-07
    historical 252-char remark

    Show marketing remark (252 chars)

    Gorgeous up to date home w/ beautiful dark wood floors. Wall of windows in family room w/ fireplace. Open kitchen w/ walk-in pantry & tiled floors. Split floor plan. Storm shelter, full guttering, security system. Cute entry. Extra long driveway.

19. 2008-07-29
    historical
20. 2008-07-28
    listed $155,000 252-char remark

    Show marketing remark (252 chars)

    Gorgeous up to date home w/ beautiful dark wood floors. Wall of windows in family room w/ fireplace. Open kitchen w/ walk-in pantry & tiled floors. Split floor plan. Storm shelter, full guttering, security system. Cute entry. Extra long driveway.

21. 2008-01-22
    listed $155,000
22. 2005-02-16
    soldstatus $140,000
23. 2005-02-09
    soldstatus $139,900
24. 2005-01-24
    historical
25. 2005-01-13
    listed $139,900
26. 1999-12-21
    soldstatus $124,030
27. 1999-12-08
    historical
28. 1999-12-06
    listed $124,030

ⓘ 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: $2,643 · $220/mo
• Projected year-2 tax: $2,643 · $220/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 ≥110°F today · 20 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: $26,694
• − Mortgage interest: −$15,096
• − Property taxes: −$2,643
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − HOA: −$108
• − Depreciation: −$7,840
• Taxable loss: −$4,612
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $1,137/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: Wagoner County · 61,834 people
• City population: 144,172
• Metro: Tulsa, OK
• Population (ZIP): 45,212
• Household income: $95,501
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 289.0

Population outlook (Wagoner County) Hauer SSP2

• Today (2025): 84,796 people
• By 2030: 88,162 · +4.0%
• By 2040: 93,882 · +10.7%
• By 2050: 98,219 · +15.8%
• By 2075: 106,561 · +25.7%
• By 2100: 109,360 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 11% Hispanic / Latino 11% Native American 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Wagoner

• 2024 margin: Solid R (+49.8) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -8.0pp toward R · 2008: -41.8pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+50.1 2016: R+52.0 2012: R+45.7 2008: R+41.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.67%
• Current HPI: 203.7301
• Rent YoY: ▲ 2.12%
• 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

+117.3% since first listed

14 events — show timeline

• 2026-05-27 Listed $269,500 MLS Technology, Inc.
• 2008-09-04 Sold (Public Records) $157,000 Public Records
• 2008-08-29 Sold (MLS) $157,000 MLS Technology, Inc.
• 2008-08-07 Listing Removed — MLS Technology, Inc.
• 2008-07-29 Listing Removed — MLS Technology, Inc.
• 2008-07-28 Listed $155,000 MLS Technology, Inc.
• 2008-01-22 Listed $155,000 MLS Technology, Inc.
• 2005-02-16 Sold (Public Records) $140,000 Public Records
• 2005-02-09 Sold (MLS) $139,900 MLS Technology, Inc.
• 2005-01-24 Listing Removed — MLS Technology, Inc.
• 2005-01-13 Listed $139,900 MLS Technology, Inc.
• 1999-12-21 Sold (MLS) $124,030 MLS Technology, Inc.
• 1999-12-08 Listing Removed — MLS Technology, Inc.
• 1999-12-06 Listed $124,030 MLS Technology, Inc.

Property tax history

+2.8%/yr

Latest (2025): $2,643 · -2.9% YoY. Source: county tax records.