2300 W Delmar St · Broken Arrow, OK 74012

$210,000

4 bd · 2.5 ba · 2,344 sqft · SingleFamily public records · 13 Days on market

Built 1979 8,342 sqft lot Est $286k · 27% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A very well maintained home, neutral colors, seller has lived there over 30 yrs. Huge family room and master bedroom. Space galore. 4th bedroom is also a very large gameroom. Family sized kitchen with pantry. Great bargain (seller has inactive RE Brks Lic)

Key facts

• Backs to greenbelt
• Greenbelt lot
• Oversized backyard

Tags

• GREENBELT LOT
• MASTER SUITE DOWNSTAIRS
• OVERSIZED BACKYARD
• BACKS TO GREENBELT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage; Two garage spaces
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Two-story home; Faces south; Slab foundation
• Construction: Stone and wood-frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Balcony; Covered patio and porch; Porch; Full privacy chain link fencing; Mature trees on lot

Interior

• Kitchen: Built-in range; Built-in oven; Oven; Range; Microwave; Dishwasher; Disposal; Pantry; Breakfast nook; Plumbed for ice maker
• Bedrooms: First-floor master bedroom with private bath and walk-in closet; Second-floor bedrooms with walk-in closets (three bedrooms)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; First-floor hall bath (includes bathtub, half bath configuration noted in description); First-floor master bath (full)
• Heating & cooling: Central heating (gas) with multiple heating units and zoned system; Central air conditioning with two units and zoned cooling
• Interior features: Attic; High ceilings; Vaulted ceilings; Ceiling fans; Laminate counters; Stone counters; Cable TV; Electric oven connection; Gas range connection; Vinyl insulated windows
• Laundry & utility: Utility room (inside, on first floor); Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.4% 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 (+2.9%/yr); 443 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 33% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 35y 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 $136k; list at $210k implies a 55% 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 $210,000

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 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: 1.05% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $285,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 W Gary St	0.18mi	4/2.0	2,346 (+0%)	2mo	$285,000	$121	88
3009 S Aspen Ct	0.23mi	4/2.0	2,357 (+1%)	3mo	$237,000	$101	84
2508 W Kent St	0.40mi	3/2.5 (-1)	2,374 (+1%)	2mo	$290,000	$122	73
2301 S Chestnut Ave	0.47mi	4/2.0	2,320 (-1%)	2mo	$275,000	$119	72
2613 W Atlanta Ct	0.38mi	4/2.5	2,213 (-6%)	4mo	$270,000	$122	70
2508 Boston St W	0.31mi	4/2.0	2,170 (-7%)	2mo	$275,000	$127	70
2420 S Elder Ave	0.38mi	4/3.0	2,483 (+6%)	3mo	$280,000	$113	68
2204 W Boston St	0.27mi	3/2.0 (-1)	2,186 (-7%)	1mo	$255,000	$117	68
2501 W Boston St	0.27mi	4/3.0	2,597 (+11%)	3mo	$290,000	$112	65
3615 S Fir Ct	0.61mi	3/2.5 (-1)	2,364 (+1%)	1mo	$430,000	$182	64
3610 S Fir Ct	0.60mi	4/3.0	2,172 (-7%)	3mo	$420,000	$193	55
3729 S Elder Blvd	0.74mi	3/2.5 (-1)	2,428 (+4%)	2mo	$448,000	$185	53

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-10,368
• Equity at exit: $31,312

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $21,017
• Equity at exit: $18,157

Cash invested: $58,800 (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: 443
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $374

Break-even live

Break-even rent $1,733

Max offer price $210,000

Occupancy floor 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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2614 S Gardenia Ave Broken Arrow, OK	3.0	2.5	2397	$1,950	$0.81	23d	1	0.44mi
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	23d	1	0.59mi
3002 W Washington Pl Broken Arrow, OK	4.0	2.0	2211	$1,700	$0.77	3d	1	0.76mi
4308 S Walnut Ave Broken Arrow, OK	3.0	2.5	2659	$2,400	$0.90	23d	1	1.02mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	21d	1	1.35mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	15d	1	1.35mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	19d	1	1.39mi

Listing history 11 events

1. 2026-06-19
   status $210,000 Pending 13 DOM
2. 2026-06-18
   days on market $210,000 Active 13 DOM
3. 2026-06-17
   days on market $210,000 Active 12 DOM
4. 2026-06-16
   days on market $210,000 Active 11 DOM
5. 2026-06-15
   days on market $210,000 Active 10 DOM
6. 2026-06-13
   days on market $210,000 Active 8 DOM
7. 2026-06-10
   days on market $210,000 Active 5 DOM
8. 2026-06-09
   days on market $210,000 Active 4 DOM
9. 2026-06-08
   days on market $210,000 Active 3 DOM
10. 2026-06-07
    remarks 252-char remark
11. 2026-06-07
    listed $210,000 Active 2 DOM

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,167 · $181/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $26,479
• − Mortgage interest: −$11,763
• − Property taxes: −$2,167
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$6,109
• Taxable income: $1,153
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $4,210/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

+127.0% since first listed

9 events — show timeline

• 2026-06-05 Listed $210,000 MLS Technology, Inc.
• 2014-10-02 Listing Removed — MLS Technology, Inc.
• 2014-05-29 Listed $165,900 MLS Technology, Inc.
• 2008-09-23 Sold (Public Records) $135,500 Public Records
• 2008-09-19 Sold (MLS) $135,000 MLS Technology, Inc.
• 2008-08-08 Listing Removed — MLS Technology, Inc.
• 2008-07-30 Listed $135,000 MLS Technology, Inc.
• 1992-05-05 Listing Removed — MLS Technology, Inc.
• 1991-11-05 Listed $92,500 MLS Technology, Inc.

Property tax history

+1.6%/yr

Latest (2025): $2,167 · +4.9% YoY. Source: county tax records.