100 W Yuma Ct · Broken Arrow, OK 74011

$240,900

4 bd · 2.5 ba · 2,427 sqft · SingleFamily public records · 5 Days on market

Built 1979 0.28 ac lot Est $316k · 24% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tons of Updates & Sqft! Remodeled Master Bathroom & Kitchen! Vinyl windows, Granite, Backsplash, Tile Shower, Whirlpool Tubs, Fixtures, Faucets, Doors & more! 4Beds+Gameroom+2nd Living+Formal Dining! Corner lot in cul de sac. Exterior Paint next week!

Key facts

• Breakfast nook
• Full brick
• Gourmet kitchen

Tags

• FULL BRICK
• FENCED CORNER LOT
• GOURMET KITCHEN
• CENTER ISLAND
• GRANITE COUNTERTOPS
• BREAKFAST NOOK

Property features AI

Finance

• HOA & community: Community features include gutters and sidewalks

Exterior

• Parking: Attached side-facing garage; 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Faces south; Slab foundation
• Construction: Built from brick, Masonite and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Rain gutters; Storage structure; Full privacy fencing; Corner lot with mature trees

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range/Stove; Plumbed for ice maker; Electric and gas water heater options
• Bedrooms: Master bedroom with private bath (first level); Additional bedrooms on second level (no attached baths)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Master bath with double sinks, separate shower and whirlpool (first level); Full hall bath with whirlpool (second level); Half bath (first level)
• Heating & cooling: Central heating (gas, multiple heating units); Central air conditioning (two units)
• Interior features: Granite counters; Ceiling fan(s); Electric oven and range connections; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (inside, separate, first level)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $241k).
• Cap rate 9.6% 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 fast (+4.1%/yr); 381 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 35% of the median local income ($99k/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 $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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $167k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $240,900

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: 1.19% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $315,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 W Yuma Ct	0.04mi	4/2.5	2,248 (-7%)	1mo	$290,000	$129	85
204 W Albuquerque St	0.26mi	3/2.0 (-1)	2,429 (+0%)	3mo	$265,000	$109	78
605 E Van Buren St	0.43mi	3/2.5 (-1)	2,398 (-1%)	1mo	$312,000	$130	72
124 W Albuquerque St	0.23mi	4/2.5	2,246 (-8%)	10mo	$299,000	$133	69
406 W Union Pl	0.26mi	4/2.5	2,607 (+7%)	8mo	$395,000	$152	69
501 E Yuma Dr	0.32mi	3/2.5 (-1)	2,508 (+3%)	9mo	$300,000	$120	67
6708 S 5th St	0.33mi	3/2.5 (-1)	2,502 (+3%)	9mo	$339,500	$136	67
6319 S Date Pl	0.45mi	4/3.0	2,355 (-3%)	8mo	$301,150	$128	65
6320 S Cedar Ave	0.37mi	4/2.5	2,647 (+9%)	5mo	$330,000	$125	64
312 W Raleigh Pl	0.41mi	4/2.5	2,269 (-6%)	11mo	$305,000	$134	61
6605 S Ash Pl	0.19mi	3/2.5 (-1)	2,143 (-12%)	9mo	$205,000	$96	59
104 W Timberlane Ct	0.58mi	3/2.5 (-1)	2,210 (-9%)	0mo	$299,000	$135	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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $6,408
• Equity at exit: $35,919

10-year hold

• IRR: 13.0%
• Equity multiple: 2.09×
• Total profit: $73,360
• Equity at exit: $20,829

Cash invested: $67,452 (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 74011

• Rents YoY: 4.1%
• Active inventory: 381
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,869 medium
• Mortgage (P&I): −$1,263
• Tax from tax record: −$239 /mo · $2,873/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $663

Break-even live

Break-even rent $2,029

Max offer price $240,900

Occupancy floor 72%

Sensitivity live

Price	-10% $800	-5% $732	+0% $663	+5% $595	+10% $527
Rent	-10% $437	-5% $550	+0% $663	+5% $777	+10% $890
Rate	-1.0pp $785	-0.5pp $725	base $663	+0.5pp $601	+1.0pp $538

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: $60,225
• Closing costs: $7,227
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	17d	1	0.34mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	11d	1	1.44mi

Listing history 13 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   listed $240,900 Active
3. 2024-06-01
   historical $2,250
4. 2024-05-01
   listed $2,250
5. 2024-05-01
   historical $2,250
6. 2024-03-28
   price $2,250
7. 2024-03-13
   listed $2,295
8. 2023-07-24
   historical
9. 2015-07-16
   soldstatus $167,000
10. 2015-07-15
    soldstatus $167,000 Closed 270-char remark

    Show marketing remark (270 chars)

    Tons of Updates & Sqft! Remodeled Master Bathroom & Kitchen! Vinyl windows, Granite, Backsplash, Tile Shower, Whirlpool Tubs, Fixtures, Faucets, Doors & more! 4Beds+Gameroom+2nd Living+Formal Dining! Corner lot in cul de sac. Exterior Paint next week!

11. 2015-06-25
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Tons of Updates & Sqft! Remodeled Master Bathroom & Kitchen! Vinyl windows, Granite, Backsplash, Tile Shower, Whirlpool Tubs, Fixtures, Faucets, Doors & more! 4Beds+Gameroom+2nd Living+Formal Dining! Corner lot in cul de sac. Exterior Paint next week!

12. 2015-06-18
    price $179,900 270-char remark

    Show marketing remark (270 chars)

    Tons of Updates & Sqft! Remodeled Master Bathroom & Kitchen! Vinyl windows, Granite, Backsplash, Tile Shower, Whirlpool Tubs, Fixtures, Faucets, Doors & more! 4Beds+Gameroom+2nd Living+Formal Dining! Corner lot in cul de sac. Exterior Paint next week!

13. 2015-06-16
    listed $169,900 Active 270-char remark

    Show marketing remark (270 chars)

    Tons of Updates & Sqft! Remodeled Master Bathroom & Kitchen! Vinyl windows, Granite, Backsplash, Tile Shower, Whirlpool Tubs, Fixtures, Faucets, Doors & more! 4Beds+Gameroom+2nd Living+Formal Dining! Corner lot in cul de sac. Exterior Paint next week!

ⓘ 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: $2,873 · $239/mo
• Projected year-2 tax: $2,873 · $239/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 3/10 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: $34,429
• − Mortgage interest: −$13,494
• − Property taxes: −$2,873
• − Insurance: −$1,204
• − Repairs & maintenance: −$2,754
• − Management: −$2,754
• − Depreciation: −$7,008
• Taxable income: $4,341
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $6,920/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): 33,900
• Household income: $99,157
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 389.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 15% Hispanic / Latino 10% Native American 4% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -180.15%
• Current HPI: 210.8302
• Rent YoY: ▲ 4.09%
• 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

+41.8% since first listed

13 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-05-12 Listed $240,900 MLS Technology, Inc.
• 2024-06-01 Rental Removed $2,250 RENT.
• 2024-05-01 Listed for Rent $2,250 RENT.
• 2024-05-01 Rental Removed $2,250 RENTLY
• 2024-03-28 Price Changed $2,250 RENTLY
• 2024-03-13 Listed for Rent $2,295 RENTLY
• 2023-07-24 Rental Removed — APPFOLIO
• 2015-07-16 Sold (Public Records) $167,000 Public Records
• 2015-07-15 Sold (MLS) $167,000 MLS Technology, Inc.
• 2015-06-25 Pending — MLS Technology, Inc.
• 2015-06-18 Price Changed $179,900 MLS Technology, Inc.
• 2015-06-16 Listed $169,900 MLS Technology, Inc.

Property tax history

+4.7%/yr

Latest (2025): $2,873 · +4.9% YoY. Source: county tax records.