2030 E Angus Dr · Broken Arrow, OK 74014

$215,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 3 Days on market

Built 1958 1.00 ac lot Est $164k · 31% over ↓ 49% since listing

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Why this score? — see what drove the F 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 +14.2/30.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! Stunning Remodel on 1.12 Acre lot in the heart of BA! New roof, New windows, New paint, Real hardwood floors throughout, Open floor plan for entertaining, Stunning laundry room off Kitchen. Room to build a shop. Minutes from restaurants, shopping, Creek Turnpike and BA expressway. This is a must see property!

Key facts

• 1.12 acre lot
• Updated home
• Open-concept layout

Tags

• 1.12 ACRE LOT
• UPDATED HOME
• OPEN-CONCEPT LAYOUT
• SPACIOUS LAUNDRY ROOM
• NEW HVAC SYSTEM
• ROOF LESS THAN 4 YEARS OLD

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Septic tank
• Home design: Single-story home; Faces southwest; Crawlspace foundation
• Construction: HardiPlank, stone, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete and gravel driveways; Patio; Chain link fencing; Mature trees on the lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: All bedrooms on the first floor; Master bedroom with private bath
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms (one is a master bath with shower only; one hall bath with bathtub)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl, insulated windows; Insulated doors; Laminate counters
• Laundry & utility: Inside utility room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $34 ($411/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 $186k (13.6% below list).
• Recommended offer: $186k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Rhoades Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 413 students, 0% FRL); Sequoyah Ms (math 12% / reading 15%, grade F, #252 of 345 statewide, top 74%, 720 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 (+2.1%/yr); 655 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $185,739 (13.6% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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: 0.86% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $163,856
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2034 Hycrest Dr	0.02mi	3/1.5	1,175 (+10%)	15mo	$181,500	$154	67

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-34,291
• Equity at exit: $32,057

10-year hold

• IRR: -9.4%
• Equity multiple: 0.44×
• Total profit: $-33,640
• Equity at exit: $18,589

Cash invested: $60,200 (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: 655
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$216 /mo · $2,592/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $34

Break-even live

Break-even rent $1,814

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $156	-5% $95	+0% $34	+5% $-27	+10% $-87
Rent	-10% $-112	-5% $-39	+0% $34	+5% $108	+10% $181
Rate	-1.0pp $143	-0.5pp $89	base $34	+0.5pp $-21	+1.0pp $-78

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 E Seattle St Broken Arrow, OK	3.0	2.0	1334	$1,900	$1.42	5d	1	0.69mi
1800 N 21st St Unit 1 Broken Arrow, OK	3.0	2.0	1325	$1,600	$1.21	25d	1	0.74mi
606 N Village Ave Broken Arrow, OK	3.0	1.5	1434	$1,528	$1.07	3d	1	1.03mi
301 N 10th St Broken Arrow, OK	3.0	2.0	1222	$1,695	$1.39	12d	1	1.15mi
2800 N 23rd St Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,684	$1.64	3d	13	1.34mi

Listing history 21 events

1. 2026-06-02
   status $215,000 Pending 3 DOM
2. 2026-06-01
   days on market $215,000 Active 3 DOM
3. 2026-05-31
   days on market $215,000 Active 2 DOM
4. 2026-05-19
   listed $215,000 Active
5. 2023-03-24
   soldstatus $201,000
6. 2023-03-17
   soldstatus $201,000 Closed 340-char remark

   Show marketing remark (340 chars)

   Location, Location, Location! Stunning Remodel on 1.12 Acre lot in the heart of BA! New roof, New windows, New paint, Real hardwood floors throughout, Open floor plan for entertaining, Stunning laundry room off Kitchen. Room to build a shop. Minutes from restaurants, shopping, Creek Turnpike and BA expressway. This is a must see property!

7. 2023-02-13
   status Pending 340-char remark

   Show marketing remark (340 chars)

   Location, Location, Location! Stunning Remodel on 1.12 Acre lot in the heart of BA! New roof, New windows, New paint, Real hardwood floors throughout, Open floor plan for entertaining, Stunning laundry room off Kitchen. Room to build a shop. Minutes from restaurants, shopping, Creek Turnpike and BA expressway. This is a must see property!

8. 2023-02-13
   price $208,000 340-char remark

   Show marketing remark (340 chars)

   Location, Location, Location! Stunning Remodel on 1.12 Acre lot in the heart of BA! New roof, New windows, New paint, Real hardwood floors throughout, Open floor plan for entertaining, Stunning laundry room off Kitchen. Room to build a shop. Minutes from restaurants, shopping, Creek Turnpike and BA expressway. This is a must see property!

9. 2023-02-07
   listed $204,900 Active 340-char remark

   Show marketing remark (340 chars)

   Location, Location, Location! Stunning Remodel on 1.12 Acre lot in the heart of BA! New roof, New windows, New paint, Real hardwood floors throughout, Open floor plan for entertaining, Stunning laundry room off Kitchen. Room to build a shop. Minutes from restaurants, shopping, Creek Turnpike and BA expressway. This is a must see property!

10. 2008-02-08
    soldstatus $105,500
11. 2008-01-30
    soldstatus $105,050 85-char remark

    Show marketing remark (85 chars)

    Great investment on rental property. Newly remodeled. Has future commercial potential

12. 2008-01-14
    historical 85-char remark

    Show marketing remark (85 chars)

    Great investment on rental property. Newly remodeled. Has future commercial potential

13. 2007-09-04
    listed $128,000 85-char remark

    Show marketing remark (85 chars)

    Great investment on rental property. Newly remodeled. Has future commercial potential

14. 2000-07-17
    historical
15. 2000-01-17
    listed $500,000
16. 1998-07-05
    historical
17. 1998-01-05
    listed $419,000
18. 1997-11-01
    historical
19. 1997-05-01
    listed $500,000
20. 1997-04-22
    historical
21. 1996-10-22
    listed $419,918

ⓘ 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: $2,592 · $216/mo
• Projected year-2 tax: $2,592 · $216/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 · 19 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: $22,289
• − Mortgage interest: −$12,043
• − Property taxes: −$2,592
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$6,255
• Taxable loss: −$3,242
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $1,189/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

-48.8% since first listed

18 events — show timeline

• 2026-05-19 Listed $215,000 MLS Technology, Inc.
• 2023-03-24 Sold (Public Records) $201,000 Public Records
• 2023-03-17 Sold (MLS) $201,000 MLS Technology, Inc.
• 2023-02-13 Pending — MLS Technology, Inc.
• 2023-02-13 Price Changed $208,000 MLS Technology, Inc.
• 2023-02-07 Listed $204,900 MLS Technology, Inc.
• 2008-02-08 Sold (Public Records) $105,500 Public Records
• 2008-01-30 Sold (MLS) $105,050 MLS Technology, Inc.
• 2008-01-14 Listing Removed — MLS Technology, Inc.
• 2007-09-04 Listed $128,000 MLS Technology, Inc.
• 2000-07-17 Listing Removed — MLS Technology, Inc.
• 2000-01-17 Listed $500,000 MLS Technology, Inc.
• 1998-07-05 Listing Removed — MLS Technology, Inc.
• 1998-01-05 Listed $419,000 MLS Technology, Inc.
• 1997-11-01 Listing Removed — MLS Technology, Inc.
• 1997-05-01 Listed $500,000 MLS Technology, Inc.
• 1997-04-22 Listing Removed — MLS Technology, Inc.
• 1996-10-22 Listed $419,918 MLS Technology, Inc.

Property tax history

+7.1%/yr

Latest (2025): $2,592 · -1.6% YoY. Source: county tax records.