1705 W Jackson Pl · Broken Arrow, OK 74012

$194,900

3 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 14 Days on market

Built 1977 10,881 sqft lot Est $241k · 19% under $6/mo HOA

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• 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

* * * FOR STATISTICAL PURPOSES ONLY * * *

Key facts

• Established location
• Updated hall bath
• Corner lot

Tags

• CORNER LOT
• ESTABLISHED LOCATION
• UPDATED HALL BATH

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $75; Community features include gutters and sidewalks

Exterior

• Parking: Attached garage with 2 spaces; Garage includes shelves, storage and workshop area
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Built per public records; Stone and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Landscaping; Rain gutters; Covered patio/porch; Porch; Full privacy fencing; Corner lot with mature trees and wooded areas

Interior

• Kitchen: Cooktop; Oven; Range; Microwave; Dishwasher; Disposal; Pantry; Ceramic counters; Electric connections for oven and range
• Bedrooms: Master bedroom with walk-in closet (first level); Additional bedrooms without attached baths (first level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms including a master bath (first level)
• Heating & cooling: Central heating (gas); Geothermal heating; Heat pump; Central air conditioning; Geothermal cooling; Has both heating and cooling systems
• Interior features: Attic; Ceramic counters; Cable TV; Vaulted ceilings; Ceiling fans; Electric oven connection; Electric range connection; Aluminum frame windows with storm windows; Storm door(s); Accessible doors
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (inside, separate, first level); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/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 $193k (1.0% below list).
• Recommended offer: $193k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $192,926 (1.0% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $241,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 S Poplar Ave	0.09mi	3/2.0	1,488 (-6%)	1mo	$245,000	$165	85
1705 W Jackson Pl	0.00mi	3/2.0	1,741 (+10%)	1mo	$230,000	$132	83
2110 W Pittsburgh Pl	0.47mi	3/2.0	1,603 (+1%)	1mo	$243,000	$152	75
1501 S Narcissus Ave	0.30mi	3/2.0	1,675 (+6%)	3mo	$240,000	$143	74
1308 W Richmond St	0.54mi	3/2.0	1,609 (+2%)	0mo	$258,500	$161	72
1213 S Maple Pl	0.32mi	3/1.5	1,724 (+9%)	2mo	$195,000	$113	67
1100 W Oakridge St	0.50mi	4/2.0 (+1)	1,557 (-2%)	2mo	$155,000	$100	66
1213 S Oak Ave	0.14mi	3/2.0	1,815 (+14%)	4mo	$299,990	$165	66
104 N Oak Pl	0.59mi	3/2.0	1,486 (-6%)	1mo	$255,000	$172	61
104 S Walnut Ave	0.62mi	3/2.0	1,789 (+13%)	1mo	$259,900	$145	49
1656 S Walnut Ave	0.63mi	2/2.0 (-1)	1,398 (-12%)	1mo	$208,000	$149	45
509 W Knoxville St	0.72mi	2/2.0 (-1)	1,374 (-13%)	2mo	$210,000	$153	38

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-13,274
• Equity at exit: $29,060

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $11,577
• Equity at exit: $16,851

Cash invested: $54,572 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$81
• HOA: −$6
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $290

Break-even live

Break-even rent $1,562

Max offer price $194,900

Occupancy floor 80%

Sensitivity live

Price	-10% $400	-5% $345	+0% $290	+5% $235	+10% $180
Rent	-10% $138	-5% $214	+0% $290	+5% $366	+10% $442
Rate	-1.0pp $388	-0.5pp $339	base $290	+0.5pp $239	+1.0pp $188

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	17d	1	0.59mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	22d	1	0.59mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	2d	1	0.76mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	24d	1	0.76mi
511 W Fort Worth St Unit 511 Broken Arrow, OK	3.0	2.5	1621	$2,650	$1.63	17d	1	0.77mi
507 W Fort Worth St Unit 507 Broken Arrow, OK	3.0	2.5	1621	$2,850	$1.76	17d	1	0.77mi
513 W Dallas St Unit A Broken Arrow, OK	3.0	2.0	1322	$1,850	$1.40	4d	1	0.81mi
513 W Dallas St Unit B Broken Arrow, OK	3.0	2.0	1362	$1,850	$1.36	24d	1	0.81mi
221 W Commercial St Broken Arrow, OK	3.0	1.5	2192	$1,895	$0.86	17d	1	1.02mi
401 N Fir Pl Broken Arrow, OK	3.0	2.0	1746	$1,850	$1.06	12d	1	1.10mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	17d	1	1.11mi
221 W Detroit St Broken Arrow, OK	4.0	2.5	1829	$2,300	$1.26	17d	1	1.14mi
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	24d	1	1.17mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	24d	1	1.19mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	24d	1	1.34mi
3002 W Washington Pl Broken Arrow, OK	4.0	2.0	2211	$1,700	$0.77	4d	1	1.36mi
820 N Birch Ave Broken Arrow, OK	2.0	2.0	1182	$1,128	$0.95	22d	1	1.41mi
126 E Midway St Unit 122 Broken Arrow, OK	3.0	2.5	1363	$2,000	$1.47	12d	1	1.46mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	4d	1	1.47mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 11 events

1. 2026-06-18
   days on market $194,900 Active 14 DOM
2. 2026-06-17
   days on market $194,900 Active 13 DOM
3. 2026-06-16
   days on market $194,900 Active 12 DOM
4. 2026-06-15
   days on market $194,900 Active 11 DOM
5. 2026-06-13
   pricedays on market $194,900 Active 9 DOM
6. 2026-06-10
   days on market $230,000 Active 6 DOM
7. 2026-06-09
   days on market $230,000 Active 5 DOM
8. 2026-06-08
   days on market $230,000 Active 4 DOM
9. 2026-06-07
   days on market $230,000 Active 3 DOM
10. 2026-06-05
    remarks 520-char remark
11. 2026-06-05
    listed $230,000 Active 1 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: $1,499 · $125/mo
• Projected year-2 tax: $1,754 · $146/mo
• Expected delta: +$255/yr (+$21/mo · 17.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 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: $23,151
• − Mortgage interest: −$10,917
• − Property taxes: −$1,499
• − Insurance: −$974
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$72
• − Depreciation: −$5,670
• Taxable income: $314
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $3,404/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

+88.9% since first listed

9 events — show timeline

• 2026-06-03 Listed $230,000 MLS Technology, Inc.
• 2026-05-20 Sold (Public Records) $230,000 Public Records
• 2026-05-14 Sold (MLS) $230,000 MLS Technology, Inc.
• 2026-05-14 Listing Removed — MLS Technology, Inc.
• 2026-05-13 Listed $230,000 MLS Technology, Inc.
• 2005-04-27 Sold (Public Records) $115,000 Public Records
• 2005-04-22 Sold (MLS) $115,000 MLS Technology, Inc.
• 2005-04-18 Listing Removed — MLS Technology, Inc.
• 2005-01-25 Listed $121,750 MLS Technology, Inc.

Property tax history

-0.2%/yr

Latest (2025): $1,499 · -0.1% YoY. Source: county tax records.