20918 E 35th St S · Broken Arrow, OK 74014

$179,900

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 10 Days on market

Built 1980 10,664 sqft lot Est $260k · 31% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Here is your perfect chance to renovate and create your own dream property! House is being sold AS-IS. This house is a great deal for investors or DIY homeowner. Come see it today, it won't last long!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1980

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Built using wood frame with wood siding and stone veneer; Asphalt/fiberglass roof
• Exterior features: Full fencing; No additional exterior features listed

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; No additional interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.7% 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 (+2.1%/yr); 652 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $180k implies a 328% 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 $179,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $259,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20903 E 35th St S	0.04mi	3/2.0	1,466 (-5%)	2mo	$265,000	$181	89
20915 E 36 St	0.09mi	3/2.0	1,607 (+5%)	2mo	$273,000	$170	87
20930 E 38th St S	0.33mi	3/2.0	1,520 (-1%)	0mo	$238,000	$157	83
3337 S 207th East Ave	0.21mi	3/2.0	1,475 (-4%)	1mo	$252,500	$171	82
21195 E 39th St S	0.40mi	3/2.0	1,576 (+3%)	2mo	$240,500	$153	75
3347 S 207th EastAvenue	0.20mi	3/2.0	1,385 (-10%)	1mo	$234,000	$169	74
20566 E 32nd St	0.32mi	3/2.0	1,655 (+8%)	1mo	$266,500	$161	71
3412 S 208th EastAvenue	0.12mi	3/2.0	1,332 (-13%)	2mo	$250,000	$188	71
21106 E 32nd St	0.31mi	3/2.0	1,364 (-11%)	2mo	$205,000	$150	65
20921 E 37th Pl S	0.24mi	3/2.0	1,314 (-14%)	1mo	$229,000	$174	64
21425 E 31st Pl	0.49mi	4/2.0 (+1)	1,628 (+6%)	0mo	$136,000	$84	62
3119 S 211th EastAvenue	0.36mi	3/2.0	1,320 (-14%)	2mo	$219,000	$166	58

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,754
• Equity at exit: $26,824

10-year hold

• IRR: 4.6%
• Equity multiple: 1.32×
• Total profit: $16,194
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$943
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $362

Break-even live

Break-even rent $1,376

Max offer price $179,900

Occupancy floor 75%

Sensitivity live

Price	-10% $464	-5% $413	+0% $362	+5% $311	+10% $260
Rent	-10% $217	-5% $290	+0% $362	+5% $435	+10% $507
Rate	-1.0pp $453	-0.5pp $408	base $362	+0.5pp $316	+1.0pp $268

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.37mi
3503 E Hudson St Unit (3503) Broken Arrow, OK	4.0	2.0	1996	$1,495	$0.75	2d	1	0.39mi
4915 N 36th St Broken Arrow, OK	4.0	2.0	1739	$1,940	$1.12	19d	1	0.77mi
20241 E 43rd Pl S Broken Arrow, OK	4.0	2.0	1746	$2,028	$1.16	2d	1	0.95mi
3440 E Sandusky St Broken Arrow, OK	3.0	2.0	1336	$1,978	$1.48	15d	1	1.35mi

Listing history 7 events

1. 2026-06-15
   days on market $179,900 Active 10 DOM
2. 2026-06-13
   days on market $179,900 Active 8 DOM
3. 2026-06-10
   days on market $179,900 Active 5 DOM
4. 2026-06-09
   days on market $179,900 Active 4 DOM
5. 2026-06-08
   days on market $179,900 Active 3 DOM
6. 2026-06-07
   remarks 200-char remark
7. 2026-06-07
   listed $179,900 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: $820 · $68/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$799/yr (+$67/mo · 97.5%)

ⓘ 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: $22,011
• − Mortgage interest: −$10,077
• − Property taxes: −$820
• − Insurance: −$900
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$5,233
• Taxable income: $1,459
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,998/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: 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

+328.3% since first listed

2 events — show timeline

• 2026-06-05 Listed $179,900 MLS Technology, Inc.
• 1994-05-01 Sold (Public Records) $42,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $820 · +0.7% YoY. Source: county tax records.