1661 S Poplar Ave · Broken Arrow, OK 74012

$199,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 12 Days on market

Built 1977 8,307 sqft lot Est $182k · 9% over

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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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• ARV discount +3.4/15.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 Bed, 1 Bath, 2 Car Garage Home, Ready to move in! New paint and carpet! Kitchen appliances included. Spacious backyard! Lynn Wood Elementary, Sequoya Middle, and Broken Arrow High School. Seller is related to agent, OK License #208403.

Key facts

• Spacious backyard
• New carpet
• New paint

Tags

• NEW PAINT
• NEW CARPET
• KITCHEN APPLIANCES INCLUDED
• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: Gutters listed as a community feature

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces southwest; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Rain gutters; Mature trees; Full privacy fencing

Interior

• Kitchen: Convection oven; Oven; Range / Stove; Microwave; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Laminate counters; No special interior features listed
• Laundry & utility: Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $15 ($180/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 $166k (16.6% below list).
• Recommended offer: $166k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $165,886 (16.6% 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. 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: 0.83% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $182,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 S Pine Ave	0.15mi	3/1.0	1,008 (0%)	4mo	$199,000	$197	90
1628 S Redbud Pl	0.18mi	3/1.0	1,022 (+1%)	2mo	$184,900	$181	88
2022 W Toledo St	0.23mi	3/1.0	1,022 (+1%)	6mo	$200,000	$196	82
1705 S Poplar Ave	0.08mi	3/1.0	1,097 (+9%)	1mo	$176,500	$161	81
1746 S Poplar Ave	0.20mi	3/1.0	1,068 (+6%)	2mo	$190,000	$178	79
1750 S Poplar Ave	0.21mi	2/1.0 (-1)	972 (-4%)	2mo	$150,000	$154	77
1901 W Vandalia St	0.29mi	3/1.0	1,068 (+6%)	5mo	$212,500	$199	72
1117 W Atlanta Ct	0.60mi	3/1.0	1,000 (-1%)	0mo	$197,000	$197	70
1761 S Spruce Ave	0.27mi	3/1.5	1,092 (+8%)	2mo	$181,000	$166	70
1009 W Memphis St	0.60mi	3/1.0	1,119 (+11%)	1mo	$222,000	$198	53
804 W Pittsburg St	0.64mi	2/1.0 (-1)	934 (-7%)	7mo	$151,300	$162	47
523 W Urbana St	0.70mi	3/2.0	1,152 (+14%)	2mo	$105,000	$91	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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-31,415
• Equity at exit: $29,672

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-26,633
• Equity at exit: $17,206

Cash invested: $55,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $15

Break-even live

Break-even rent $1,640

Max offer price $199,000

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $71	+0% $15	+5% $-41	+10% $-98
Rent	-10% $-116	-5% $-51	+0% $15	+5% $81	+10% $146
Rate	-1.0pp $115	-0.5pp $66	base $15	+0.5pp $-37	+1.0pp $-89

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,573	$1.37	24d	1	0.22mi
1756 S Pine Ave Broken Arrow, OK	3.0	1.0	1146	$1,678	$1.46	2d	1	0.22mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	16d	1	0.62mi
1947 W Houston St Broken Arrow, OK	1.0–2.0	1.0–2.0	830	$1,290	$1.55	3d	12	0.69mi
1101 W Houston St Broken Arrow, OK	1.0–2.0	1.0–2.0	800	$1,170	$1.46	12d	10	0.78mi
1911 W Canton Pl Broken Arrow, OK	3.0	2.0	1359	$1,750	$1.29	24d	1	0.81mi
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,495	$1.32	24d	1	1.02mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	24d	1	1.07mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	3d	1	1.12mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	20d	1	1.13mi
513 W Dallas St Unit A Broken Arrow, OK	3.0	2.0	1322	$1,850	$1.40	3d	1	1.19mi
513 W Dallas St Unit B Broken Arrow, OK	3.0	2.0	1362	$1,850	$1.36	24d	1	1.19mi

Listing history 10 events

1. 2026-06-18
   days on market $199,000 Active 12 DOM
2. 2026-06-17
   days on market $199,000 Active 11 DOM
3. 2026-06-16
   days on market $199,000 Active 10 DOM
4. 2026-06-15
   days on market $199,000 Active 9 DOM
5. 2026-06-13
   days on market $199,000 Active 7 DOM
6. 2026-06-10
   days on market $199,000 Active 4 DOM
7. 2026-06-09
   days on market $199,000 Active 3 DOM
8. 2026-06-08
   days on market $199,000 Active 2 DOM
9. 2026-06-07
   remarks 246-char remark
10. 2026-06-07
    listed $199,000 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: $2,028 · $169/mo
• Projected year-2 tax: $2,028 · $169/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $19,906
• − Mortgage interest: −$11,147
• − Property taxes: −$2,028
• − Insurance: −$995
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$5,789
• Taxable loss: −$3,238
• Est. tax savings @ 24.0%: +$777
• After-tax cash flow: $957/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

+32.7% since first listed

3 events — show timeline

• 2026-06-06 Listed $199,000 MLS Technology, Inc.
• 2026-04-20 Sold (Public Records) $150,000 Public Records
• 2022-05-02 Sold (Public Records) $150,000 Public Records

Property tax history

+5.8%/yr

Latest (2023): $2,028 · +45.5% YoY. Source: county tax records.