24878 E 93rd Ct S · Broken Arrow, OK 74014

$235,000

3 bd · 2.0 ba · 1,508 sqft · Land public records · 81 Days on market

Built 2017 10,463 sqft lot $17/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• 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

NEW CONSTRUCTION!! Perfect floor plan in Perfect neighborhood! Clark Floor Plan, Will feature breakfast bar large enough for entertaining. This Home is Under Construction and Should be complete in July.

Key facts

• Cul de sac
• Large backyard
• Greenbelt views

Tags

• CUL DE SAC
• WALK IN CLOSET
• LARGE BACKYARD
• GREENBELT VIEWS

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $200; Community park; Sidewalks in the community

Exterior

• Parking: Attached garage (2 cars)
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Water available; Rural sewer; Rural water
• Home design: Single-story; Faces north; Slab foundation
• Construction: Built by builder; Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Landscaping; Covered patio and porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Plumbed for ice maker
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Ceiling fan(s); Laminate counters; Cable TV available; Wired for data; Programmable thermostat; Insulated doors; Vinyl insulated windows; Gas range and gas oven connections; Gas water heater
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $235k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $205k (12.6% below list).
• Recommended offer: $205k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Highland Park Es (math 41% / reading 33%, grade F, #132 of 845 statewide, top 19%, 698 students, 0% FRL); Oneta Ridge Ms (math 25% / reading 26%, grade F, #84 of 345 statewide, top 26%, 924 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; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 81 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $156k; list at $235k implies a 51% 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 $205,346 (12.6% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.5

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: -14.5%
• Equity multiple: 0.49×
• Total profit: $-33,858
• Equity at exit: $35,039

10-year hold

• IRR: -7.2%
• Equity multiple: 0.56×
• Total profit: $-29,070
• Equity at exit: $20,319

Cash invested: $65,800 (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 74014

• Rents YoY: 2.1%
• Active inventory: 655
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,053 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$98
• HOA: −$17
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $95

Break-even live

Break-even rent $1,933

Max offer price $235,000

Occupancy floor 90%

Sensitivity live

Price	-10% $228	-5% $162	+0% $95	+5% $29	+10% $-38
Rent	-10% $-67	-5% $14	+0% $95	+5% $176	+10% $257
Rate	-1.0pp $213	-0.5pp $155	base $95	+0.5pp $34	+1.0pp $-28

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9127 S 256th East Ave Broken Arrow, OK	3.0	2.0	1455	$1,750	$1.20	3d	1	0.48mi
10104 S 233rd East Ave Broken Arrow, OK	3.0	2.0	1962	$2,325	$1.19	5d	1	1.40mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 20 events

1. 2026-06-15
   statusdays on market $235,000 Pending 81 DOM
2. 2026-06-13
   days on market $235,000 Active 80 DOM
3. 2026-06-10
   days on market $235,000 Active 77 DOM
4. 2026-06-09
   days on market $235,000 Active 76 DOM
5. 2026-06-08
   days on market $235,000 Active 75 DOM
6. 2026-06-07
   days on market $235,000 Active 74 DOM
7. 2026-06-05
   days on market $235,000 Active 71 DOM
8. 2026-06-03
   days on market $235,000 Active 70 DOM
9. 2026-06-02
   days on market $235,000 Active 69 DOM
10. 2026-06-01
    days on market $235,000 Active 68 DOM
11. 2026-05-31
    days on market $235,000 Active 67 DOM
12. 2026-04-29
    status Pending
13. 2026-04-04
    status Active
14. 2026-03-11
    status Pending
15. 2026-02-24
    price $235,000
16. 2026-02-11
    price $245,000
17. 2026-01-31
    listed $255,000 Active
18. 2017-07-31
    soldstatus $155,730 Closed 202-char remark

    Show marketing remark (202 chars)

    NEW CONSTRUCTION!! Perfect floor plan in Perfect neighborhood! Clark Floor Plan, Will feature breakfast bar large enough for entertaining. This Home is Under Construction and Should be complete in July.

19. 2017-06-06
    status Pending 202-char remark

    Show marketing remark (202 chars)

    NEW CONSTRUCTION!! Perfect floor plan in Perfect neighborhood! Clark Floor Plan, Will feature breakfast bar large enough for entertaining. This Home is Under Construction and Should be complete in July.

20. 2017-06-06
    listed $155,730 Active 202-char remark

    Show marketing remark (202 chars)

    NEW CONSTRUCTION!! Perfect floor plan in Perfect neighborhood! Clark Floor Plan, Will feature breakfast bar large enough for entertaining. This Home is Under Construction and Should be complete in July.

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/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 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,642
• − Mortgage interest: −$13,164
• − Property taxes: −$2,159
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − HOA: −$204
• − Depreciation: −$6,836
• Taxable loss: −$2,839
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $1,822/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

• 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

+50.9% since first listed

9 events — show timeline

• 2026-04-29 Pending — MLS Technology, Inc.
• 2026-04-04 Relisted — MLS Technology, Inc.
• 2026-03-11 Pending — MLS Technology, Inc.
• 2026-02-24 Price Changed $235,000 MLS Technology, Inc.
• 2026-02-11 Price Changed $245,000 MLS Technology, Inc.
• 2026-01-31 Listed $255,000 MLS Technology, Inc.
• 2017-07-31 Sold (MLS) $155,730 MLS Technology, Inc.
• 2017-06-06 Pending — MLS Technology, Inc.
• 2017-06-06 Listed $155,730 MLS Technology, Inc.

Property tax history

+161.1%/yr

Latest (2025): $2,159 · +10.4% YoY. Source: county tax records.