25844 E 90th St E · Broken Arrow, OK 74014

$210,000

3 bd · 2.0 ba · 1,262 sqft · Land public records · 25 Days on market

Built 2007 7,150 sqft lot $39/mo HOA · 2% 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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• 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 MLS

Darling home in Country Crossing at 91st. 3 bed/2 bath/2 car garage. Eligible for Rural Development loan. Country porch, extended covered patio, vaulted inlay in loving room. Large master bedroom with walk-in closet, double sink, tub/shower. Open concept Kitchen/Dining area. Brick and siding exterior easy maintenance, with a spacious backyard. Great value, lovely home, won't last long! Agent is related to Seller.

Key facts

• Solar panel system
• 7,150 sq ft lot
• 2 garage spots

Tags

• SOLAR PANEL SYSTEM
• 15MIN TO THE ROSE DISTRICT
• 35MIN TO FT GIBSON LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $210k.

Deal economics

• At list price, monthly cash flow is $66 ($790/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 $188k (10.4% below list).
• Recommended offer: $188k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 653 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $174k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,176 (10.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.90% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.3

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-31,479
• Equity at exit: $31,312

10-year hold

• IRR: -8.1%
• Equity multiple: 0.51×
• Total profit: $-28,632
• Equity at exit: $18,157

Cash invested: $58,800 (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: 653
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$193 /mo · $2,316/yr
• Insurance: −$88
• HOA: −$39
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $66

Break-even live

Break-even rent $1,798

Max offer price $210,000

Occupancy floor 92%

Sensitivity live

Price	-10% $185	-5% $125	+0% $66	+5% $6	+10% $-53
Rent	-10% $-83	-5% $-9	+0% $66	+5% $140	+10% $214
Rate	-1.0pp $172	-0.5pp $119	base $66	+0.5pp $11	+1.0pp $-44

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	2d	1	0.20mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 15 events

1. 2026-04-17
   status Pending
2. 2026-03-23
   listed $210,000 Active
3. 2021-06-29
   soldstatus $173,500
4. 2021-06-18
   soldstatus $173,500 Closed 416-char remark

   Show marketing remark (416 chars)

   Darling home in Country Crossing at 91st. 3 bed/2 bath/2 car garage. Eligible for Rural Development loan. Country porch, extended covered patio, vaulted inlay in loving room. Large master bedroom with walk-in closet, double sink, tub/shower. Open concept Kitchen/Dining area. Brick and siding exterior easy maintenance, with a spacious backyard. Great value, lovely home, won't last long! Agent is related to Seller.

5. 2021-05-20
   status Pending 416-char remark

   Show marketing remark (416 chars)

   Darling home in Country Crossing at 91st. 3 bed/2 bath/2 car garage. Eligible for Rural Development loan. Country porch, extended covered patio, vaulted inlay in loving room. Large master bedroom with walk-in closet, double sink, tub/shower. Open concept Kitchen/Dining area. Brick and siding exterior easy maintenance, with a spacious backyard. Great value, lovely home, won't last long! Agent is related to Seller.

6. 2021-05-17
   price $173,500 416-char remark

   Show marketing remark (416 chars)

   Darling home in Country Crossing at 91st. 3 bed/2 bath/2 car garage. Eligible for Rural Development loan. Country porch, extended covered patio, vaulted inlay in loving room. Large master bedroom with walk-in closet, double sink, tub/shower. Open concept Kitchen/Dining area. Brick and siding exterior easy maintenance, with a spacious backyard. Great value, lovely home, won't last long! Agent is related to Seller.

7. 2021-05-07
   listed $180,000 Active 416-char remark

   Show marketing remark (416 chars)

   Darling home in Country Crossing at 91st. 3 bed/2 bath/2 car garage. Eligible for Rural Development loan. Country porch, extended covered patio, vaulted inlay in loving room. Large master bedroom with walk-in closet, double sink, tub/shower. Open concept Kitchen/Dining area. Brick and siding exterior easy maintenance, with a spacious backyard. Great value, lovely home, won't last long! Agent is related to Seller.

8. 2011-12-15
   soldstatus $118,000
9. 2011-12-05
   soldstatus $118,000 264-char remark

   Show marketing remark (264 chars)

   Qualifies for RD 100% financing! Newer home built in 2007, 3 bdm, 2bth better than new w/ upgrades such as EOHD, extended cvrd back patio, sec sys, upgraded appliance pkg & blinds. Ovrszd Mst bdm w/ prvt bth incl dbl sinks, walk-in closets. Energy Star Home!

10. 2011-11-01
    historical 264-char remark

    Show marketing remark (264 chars)

    Qualifies for RD 100% financing! Newer home built in 2007, 3 bdm, 2bth better than new w/ upgrades such as EOHD, extended cvrd back patio, sec sys, upgraded appliance pkg & blinds. Ovrszd Mst bdm w/ prvt bth incl dbl sinks, walk-in closets. Energy Star Home!

11. 2011-09-13
    historical
12. 2011-09-12
    listed $119,000 264-char remark

    Show marketing remark (264 chars)

    Qualifies for RD 100% financing! Newer home built in 2007, 3 bdm, 2bth better than new w/ upgrades such as EOHD, extended cvrd back patio, sec sys, upgraded appliance pkg & blinds. Ovrszd Mst bdm w/ prvt bth incl dbl sinks, walk-in closets. Energy Star Home!

13. 2011-03-12
    listed $124,000
14. 2011-03-11
    historical
15. 2011-03-07
    listed $129,500

ⓘ 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: $2,316 · $193/mo
• Projected year-2 tax: $2,316 · $193/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $22,581
• − Mortgage interest: −$11,763
• − Property taxes: −$2,316
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$468
• − Depreciation: −$6,109
• Taxable loss: −$2,738
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,447/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

+62.2% since first listed

15 events — show timeline

• 2026-04-17 Pending — MLS Technology, Inc.
• 2026-03-23 Listed $210,000 MLS Technology, Inc.
• 2021-06-29 Sold (Public Records) $173,500 Public Records
• 2021-06-18 Sold (MLS) $173,500 MLS Technology, Inc.
• 2021-05-20 Pending — MLS Technology, Inc.
• 2021-05-17 Price Changed $173,500 MLS Technology, Inc.
• 2021-05-07 Listed $180,000 MLS Technology, Inc.
• 2011-12-15 Sold (Public Records) $118,000 Public Records
• 2011-12-05 Sold (MLS) $118,000 MLS Technology, Inc.
• 2011-11-01 Listing Removed — MLS Technology, Inc.
• 2011-09-13 Listing Removed — MLS Technology, Inc.
• 2011-09-12 Listed $119,000 MLS Technology, Inc.
• 2011-03-12 Listed $124,000 MLS Technology, Inc.
• 2011-03-11 Listing Removed — MLS Technology, Inc.
• 2011-03-07 Listed $129,500 MLS Technology, Inc.

Property tax history

+5.2%/yr

Latest (2025): $2,316 · +11.9% YoY. Source: county tax records.