3417 N 39th St · Broken Arrow, OK 74014

$289,900

4 bd · 2.0 ba · 1,665 sqft · SingleFamily · 68 Days on market

Built 2026 Excellent condition 7,800 sqft lot 2-car garage $174/sqft · at area comps Est $293k · at est. $37/mo HOA · 2% of rent ↓ 1% since listing

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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 +10.2/30.0
• ARV discount +7.9/15.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the 3417 N 39th St, your gateway to charming living. Revel in the charm of luxury wood-look flooring, and pamper yourself in the spa-like ambiance of the subway tile shower surrounds. Additionally, our homes are equipped with energy-saving features and cutting-edge smart home technology, elevating your living experience to new heights of convenience and efficiency. Nestled within Broken Arrow, our community enjoys the serene surroundings and vibrant community spirit that define this charming city. With its friendly neighborhoods, top-rated schools, and abundant recreational opportunities, Broken Arrow embodies the quintessential American hometown experience. Discover the epitome of modern living in the 3417 N 39th St and embark on a journey of unparalleled comfort and luxury. Contact us today to schedule a tour and make the Cedars at the Preserves your new home in Broken Arrow, Oklahoma.

Key facts

• 7,800 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (18.0% below list).
• Recommended offer: $238k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% 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: Creekwood Es (math 34% / reading 34%, grade F, #203 of 845 statewide, top 24%, 640 students, 0% FRL); Centennial Ms (math 19% / reading 26%, grade F, #122 of 345 statewide, top 37%, 1,121 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); 1022 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 68 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $237,766 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $292,586
• List price: $289,900
• Delta: -0.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3609 E Lincoln St	0.30mi	4/2.0	1,788 (+7%)	3mo	$305,000	$171	71
3601 E Lincoln Pl	0.32mi	4/2.0	1,796 (+8%)	4mo	$304,900	$170	68
3613 E Rockport Pl	0.51mi	3/2.0 (-1)	1,638 (-2%)	3mo	$285,000	$174	66
3524 N 36th St	0.34mi	4/2.0	1,831 (+10%)	1mo	$313,731	$171	66
3540 N 36th St	0.35mi	4/2.0	1,839 (+10%)	5mo	$336,900	$183	63
3601 E Lincoln St	0.31mi	4/2.0	1,831 (+10%)	9mo	$312,000	$170	61
3604 E Lincoln St	0.31mi	4/2.0	1,870 (+12%)	5mo	$318,000	$170	61
3605 E Lincoln Pl	0.30mi	4/2.0	1,870 (+12%)	6mo	$314,500	$168	61
3601 E Rockport St	0.47mi	3/2.0 (-1)	1,753 (+5%)	9mo	$297,000	$169	57
3625 E Quebec St	0.41mi	3/2.0 (-1)	1,499 (-10%)	4mo	$265,000	$177	56
3217 E Lincoln St	0.55mi	3/2.0 (-1)	1,758 (+6%)	5mo	$349,525	$199	56
3526 E Sandusky St	0.58mi	3/2.0 (-1)	1,904 (+14%)	4mo	$285,000	$150	40

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: -21.3%
• Equity multiple: 0.27×
• Total profit: $-59,328
• Equity at exit: $43,225

10-year hold

• IRR: -16.9%
• Equity multiple: 0.10×
• Total profit: $-73,130
• Equity at exit: $25,065

Cash invested: $81,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 27 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $290,900 ($174/sqft)
• Median days on market: 80 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +1.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 74014

• Rents YoY: 2.1%
• Active inventory: 1022
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,378 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$37
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-162

Break-even live

Break-even rent $2,583

Max offer price $266,446

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-62	+0% $-162	+5% $-262	+10% $-362
Rent	-10% $-350	-5% $-256	+0% $-162	+5% $-68	+10% $26
Rate	-1.0pp $-16	-0.5pp $-88	base $-162	+0.5pp $-237	+1.0pp $-314

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: $72,475
• Closing costs: $8,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3721 N 39th St Broken Arrow, OK	4.0	2.0	1940	$2,600	$1.34	0d	1	0.17mi
3440 E Sandusky St Broken Arrow, OK	3.0	2.0	1336	$1,978	$1.48	110d	1	0.60mi
19910 E 46th St S Broken Arrow, OK	3.0	2.0	1700	$2,000	$1.18	7d	1	1.02mi
4915 N 36th St Broken Arrow, OK	4.0	2.0	1739	$1,940	$1.12	114d	1	1.04mi
20241 E 43rd Pl S Broken Arrow, OK	4.0	2.0	1746	$1,978	$1.13	87d	1	1.12mi
19719 E 45th St S Broken Arrow, OK	3.0	2.0	1837	$1,995	$1.09	61d	1	1.19mi
4002 S 198th East Ave Broken Arrow, OK	3.0	2.0	1914	$1,995	$1.04	76d	1	1.49mi
4002 S 198th East Ave Broken Arrow, OK	3.0	2.0	1914	$2,000	$1.04	65d	1	1.49mi

Property features AI

Finance

• HOA & community: Homeowners association with annual feeAnnual association fee: $448Community sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Cable availableElectricity availableNatural gas availablePhone availableWater availablePublic sewerRural water source
• Home design: Single-storyFaces northeastSlab foundation
• Construction: Built by builderBrick and HardiPlank siding with wood frame constructionAsphalt/fiberglass roofHas home warranty
• Exterior features: LandscapingCovered patio/porchPatioPorchSmoke detector(s)No safety shelter

Interior

• Kitchen: DishwasherDisposalMicrowaveOven/Range/StovePlumbed for ice maker
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: Quartz and stone countersCeiling fan(s)Programmable thermostatVinyl windows
• Laundry & utility: Washer hookupElectric dryer hookupGas water heaterTankless water heater

Listing history 29 events

1. 2026-07-07
   days on market $289,900 Active 68 DOM
2. 2026-07-06
   days on market $289,900 Active 67 DOM
3. 2026-07-05
   days on market $289,900 Active 66 DOM
4. 2026-07-03
   days on market $289,900 Active 64 DOM
5. 2026-07-02
   days on market $289,900 Active 63 DOM
6. 2026-07-01
   days on market $289,900 Active 62 DOM
7. 2026-06-30
   days on market $289,900 Active 61 DOM
8. 2026-06-29
   days on market $289,900 Active 60 DOM
9. 2026-06-28
   days on market $289,900 Active 59 DOM
10. 2026-06-27
    days on market $289,900 Active 58 DOM
11. 2026-06-27
    pricedays on market $289,900 Active 57 DOM
12. 2026-06-25
    days on market $293,900 Active 55 DOM
13. 2026-06-22
    days on market $293,900 Active 53 DOM
14. 2026-06-22
    days on market $293,900 Active 52 DOM
15. 2026-06-18
    days on market $293,900 Active 49 DOM
16. 2026-06-17
    days on market $293,900 Active 48 DOM
17. 2026-06-16
    days on market $293,900 Active 47 DOM
18. 2026-06-15
    days on market $293,900 Active 46 DOM
19. 2026-06-13
    days on market $293,900 Active 44 DOM
20. 2026-06-10
    days on market $293,900 Active 41 DOM
21. 2026-06-09
    days on market $293,900 Active 40 DOM
22. 2026-06-08
    days on market $293,900 Active 39 DOM
23. 2026-06-07
    days on market $293,900 Active 38 DOM
24. 2026-06-05
    days on market $293,900 Active 35 DOM
25. 2026-06-03
    days on market $293,900 Active 34 DOM
26. 2026-06-02
    days on market $293,900 Active 33 DOM
27. 2026-06-01
    days on market $293,900 Active 32 DOM
28. 2026-05-31
    days on market $293,900 Active 31 DOM
29. 2026-04-30
    listed $293,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,532
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − HOA: −$444
• − Depreciation: −$8,433
• Taxable loss: −$6,948
• Est. tax savings @ 24.0%: +$1,667
• After-tax cash flow: $-278/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.

Condition & rehab AI · 2 photos

Excellent 100/100 None rehab

This new construction single-story home is move-in ready with excellent condition and modern features.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint can make the home more appealing ↑
• Both Lighting — Modern lighting can improve the home's ambiance and value ↑

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Creekwood Es F OK #203/845 Nat'l #24,299/41,679 Middle Centennial Ms F OK #122/345 Nat'l #11,105/14,009 High Broken Arrow Hs F OK #120/447 Nat'l #11,621/17,239

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

B Composite livability gradescore 78/100

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 · 84,796 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: 8% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• HOA & community: Homeowners association with annual feeAnnual association fee: $448Community sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Cable availableElectricity availableNatural gas availablePhone availableWater availablePublic sewerRural water source
• Home design: Single-storyFaces northeastSlab foundation
• Construction: Built by builderBrick and HardiPlank siding with wood frame constructionAsphalt/fiberglass roofHas home warranty
• Exterior features: LandscapingCovered patio/porchPatioPorchSmoke detector(s)No safety shelter

Interior

• Kitchen: DishwasherDisposalMicrowaveOven/Range/StovePlumbed for ice maker
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: Quartz and stone countersCeiling fan(s)Programmable thermostatVinyl windows
• Laundry & utility: Washer hookupElectric dryer hookupGas water heaterTankless water heater

Price history

-1.4% since first listed

4 events — show timeline

• 2026-06-26 Price Changed $289,900 Zillow
• 2026-06-25 Price Changed $289,900 MLS Technology, Inc.
• 2026-06-04 Listed $293,900 Zillow
• 2026-04-30 Listed $293,900 MLS Technology, Inc.