21425 E 31st Pl · Tulsa, OK 74014

$125,000

4 bd · 2.0 ba · 1,628 sqft · Land public records · 2 Days on market

Built 1979 1.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• 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

This 4 bedroom in north Broken Arrow needs work but priced to sell. Tile kitchen counters and backsplash, stainless steel sink.

Key facts

• 1 acre lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; South-facing; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Patio; Full yard fencing; Mature trees on lot

Interior

• Kitchen: Eat-in kitchen with breakfast nook; Dishwasher; Electric water heater
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Two additional bedrooms with walk-in closets (first floor)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Master bathroom with shower (first floor); Hall full bathroom with bathtub (first floor); Two full bathrooms total
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Ceramic countertops; Storm doors; Aluminum window frames with storm windows; Electric range connection
• Laundry & utility: Interior utility room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 13.5% vs local median 3.9% in Tulsa — 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 75/100 on livability (#13 in OK, #4,058 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment D-.
• 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 20d 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 36y 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 $53k; list at $125k implies a 136% gain — meaningful room to come down on a strong offer.

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 $125,000

Questions for the listing agent

1. Built in 1979 — 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.58% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.65%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.73×
• Total profit: $25,655
• Equity at exit: $18,638

10-year hold

• IRR: 26.1%
• Equity multiple: 3.19×
• Total profit: $76,692
• Equity at exit: $10,808

Cash invested: $35,000 (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 74014

• Rents YoY: 2.1%
• Active inventory: 652
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,977 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $748

Break-even live

Break-even rent $1,030

Max offer price $125,000

Occupancy floor 57%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3515 E Hudson St Unit (3513) Broken Arrow, OK	3.0	2.0	1135	$1,395	$1.23	24d	1	0.87mi
3503 E Hudson St Unit (3503) Broken Arrow, OK	4.0	2.0	1996	$1,495	$0.75	2d	1	0.89mi
4915 N 36th St Broken Arrow, OK	4.0	2.0	1739	$1,940	$1.12	19d	1	1.23mi
20241 E 43rd Pl S Broken Arrow, OK	4.0	2.0	1746	$2,028	$1.16	2d	1	1.44mi

Listing history 15 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   listed $125,000 Active
3. 2011-06-16
   soldstatus $53,000 127-char remark

   Show marketing remark (127 chars)

   This 4 bedroom in north Broken Arrow needs work but priced to sell. Tile kitchen counters and backsplash, stainless steel sink.

4. 2011-05-26
   historical 127-char remark

   Show marketing remark (127 chars)

   This 4 bedroom in north Broken Arrow needs work but priced to sell. Tile kitchen counters and backsplash, stainless steel sink.

5. 2011-03-17
   listed $52,500 127-char remark

   Show marketing remark (127 chars)

   This 4 bedroom in north Broken Arrow needs work but priced to sell. Tile kitchen counters and backsplash, stainless steel sink.

6. 2010-11-12
   historical
7. 2010-05-11
   listed $70,000
8. 2007-01-08
   soldstatus $94,500
9. 2007-01-05
   historical
10. 2006-12-27
    soldstatus $94,500
11. 2006-09-13
    listed $94,000
12. 1993-04-29
    soldstatus $54,000
13. 1993-02-09
    listed $56,000
14. 1991-04-26
    historical
15. 1990-10-27
    listed $53,900

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,726
• − Mortgage interest: −$7,002
• − Property taxes: −$1,275
• − Insurance: −$625
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$3,636
• Taxable income: $7,391
• Est. tax owed @ 24.0%: −$1,774
• After-tax cash flow: $7,203/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 — Tulsa

• Score: 75/100
• State rank: #13
• US rank: #4058

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wagoner County · 61,834 people
• City population: 389,418
• 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

+131.9% since first listed

15 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-05-13 Listed $125,000 MLS Technology, Inc.
• 2011-06-16 Sold (MLS) $53,000 MLS Technology, Inc.
• 2011-05-26 Listing Removed — MLS Technology, Inc.
• 2011-03-17 Listed $52,500 MLS Technology, Inc.
• 2010-11-12 Listing Removed — MLS Technology, Inc.
• 2010-05-11 Listed $70,000 MLS Technology, Inc.
• 2007-01-08 Sold (Public Records) $94,500 Public Records
• 2007-01-05 Listing Removed — MLS Technology, Inc.
• 2006-12-27 Sold (MLS) $94,500 MLS Technology, Inc.
• 2006-09-13 Listed $94,000 MLS Technology, Inc.
• 1993-04-29 Sold (Public Records) $54,000 Public Records
• 1993-02-09 Listed $56,000 MLS Technology, Inc.
• 1991-04-26 Listing Removed — MLS Technology, Inc.
• 1990-10-27 Listed $53,900 MLS Technology, Inc.

Property tax history

+3.1%/yr

Latest (2025): $1,275 · +3.4% YoY. Source: county tax records.