2709 W Charlotte St · Broken Arrow, OK 74011

$268,000

4 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 19 Days on market

Built 2013 10,491 sqft lot Est $282k · 5% under $34/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 +13.9/30.0
• ARV discount +9.8/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 1 story move-in ready, 4 bed home sits on Premium Corner lot, new landscaping! Partial brick/vinyl/stone! Open flr plan, new wood laminate flooring. Spacious kitchen, bkfst bar, new garbage disposal, gas stove, waterfall style cabinets, blt-in microwave, walk-in pantry. Large Master suite, split bedrm plan, dbl sink, sep shower w/ rain head, garden tub, walk-in closet. Cov’d patio, full priv fence, floored attic. Neighborhood Club house, splash pad, pond, soccer field! Quick access to Creek Turnpike. Must see!

Key facts

• Large kitchen
• Privacy fence
• Gas stove

Tags

• CORNER LOT
• LARGE KITCHEN
• STAINLESS BOSCH DW
• GAS STOVE
• FULLY FENCED BACKYARD
• PRIVACY FENCE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $405; Community park

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio and porch; Rain gutters; Privacy fencing; Mature trees on lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Stove; Gas water heater
• Flooring: Concrete; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Laminate counters; Programmable thermostat; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $27 ($325/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 $238k (11.2% below list).
• Recommended offer: $238k (11.2% 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: 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: Aspen Creek Es (math 23% / reading 22%, grade F, #409 of 845 statewide, top 49%, 628 students, 0% FRL); Childers Ms (math 16% / reading 28%, grade F, #129 of 345 statewide, top 42%, 796 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 fast (+4.1%/yr); 385 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 19 days — a 2% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

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 $237,996 (11.2% 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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $282,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7209 S Hemlock Ave	0.12mi	3/2.0 (-1)	1,695 (+7%)	0mo	$302,500	$178	78
2605 W Glendale St	0.29mi	3/2.0 (-1)	1,606 (+1%)	3mo	$255,000	$159	77
7201 S Joshua Ave	0.25mi	3/2.0 (-1)	1,632 (+3%)	2mo	$282,000	$173	76
3131 W Yuma Ct S	0.40mi	3/2.0 (-1)	1,586 (0%)	3mo	$304,700	$192	74
2612 W El Dorado St	0.10mi	3/2.0 (-1)	1,395 (-12%)	1mo	$250,000	$179	70
2705 W Decatur St	0.06mi	3/2.0 (-1)	1,385 (-13%)	3mo	$229,000	$165	69
7416 S Laurel Ave	0.43mi	3/2.0 (-1)	1,544 (-3%)	3mo	$287,500	$186	68
3220 W Mobile St	0.72mi	3/2.0 (-1)	1,503 (-5%)	1mo	$265,000	$176	52
2604 W Natchez St	0.72mi	3/2.0 (-1)	1,683 (+6%)	3mo	$300,000	$178	49
3012 W Mobile Pl	0.69mi	3/2.0 (-1)	1,715 (+8%)	2mo	$295,000	$172	48
2900 W Mobile St	0.61mi	3/2.0 (-1)	1,787 (+13%)	2mo	$320,000	$179	43
2700 W Natchez St	0.72mi	3/2.0 (-1)	1,781 (+12%)	3mo	$323,000	$181	39

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-39,027
• Equity at exit: $39,960

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-20,545
• Equity at exit: $23,172

Cash invested: $75,040 (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 74011

• Rents YoY: 4.1%
• Active inventory: 385
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,405
• Tax from tax record: −$302 /mo · $3,624/yr
• Insurance: −$112
• HOA: −$34
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $27

Break-even live

Break-even rent $2,346

Max offer price $268,000

Occupancy floor 94%

Sensitivity live

Price	-10% $179	-5% $103	+0% $27	+5% $-49	+10% $-125
Rent	-10% $-161	-5% $-67	+0% $27	+5% $121	+10% $215
Rate	-1.0pp $162	-0.5pp $95	base $27	+0.5pp $-42	+1.0pp $-113

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 W Fredericksburg St Broken Arrow, OK	4.0	2.0	2014	$2,350	$1.17	3d	1	0.39mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.41mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.42mi
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	5d	1	0.44mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.44mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	12d	1	0.46mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	4d	1	0.54mi
4500 W Winston St Broken Arrow, OK	4.0	2.0	1812	$2,445	$1.35	3d	1	1.12mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: watertrashgaslandscaping

Listing history 16 events

1. 2026-05-07
   listed $268,000 Active
2. 2022-05-18
   soldstatus $241,000
3. 2022-05-17
   soldstatus $241,000 Closed 531-char remark

   Show marketing remark (531 chars)

   Beautiful 1 story move-in ready, 4 bed home sits on Premium Corner lot, new landscaping! Partial brick/vinyl/stone! Open flr plan, new wood laminate flooring. Spacious kitchen, bkfst bar, new garbage disposal, gas stove, waterfall style cabinets, blt-in microwave, walk-in pantry. Large Master suite, split bedrm plan, dbl sink, sep shower w/ rain head, garden tub, walk-in closet. Cov’d patio, full priv fence, floored attic. Neighborhood Club house, splash pad, pond, soccer field! Quick access to Creek Turnpike. Must see!

4. 2022-04-20
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Beautiful 1 story move-in ready, 4 bed home sits on Premium Corner lot, new landscaping! Partial brick/vinyl/stone! Open flr plan, new wood laminate flooring. Spacious kitchen, bkfst bar, new garbage disposal, gas stove, waterfall style cabinets, blt-in microwave, walk-in pantry. Large Master suite, split bedrm plan, dbl sink, sep shower w/ rain head, garden tub, walk-in closet. Cov’d patio, full priv fence, floored attic. Neighborhood Club house, splash pad, pond, soccer field! Quick access to Creek Turnpike. Must see!

5. 2022-04-16
   status Active 531-char remark

   Show marketing remark (531 chars)

   Beautiful 1 story move-in ready, 4 bed home sits on Premium Corner lot, new landscaping! Partial brick/vinyl/stone! Open flr plan, new wood laminate flooring. Spacious kitchen, bkfst bar, new garbage disposal, gas stove, waterfall style cabinets, blt-in microwave, walk-in pantry. Large Master suite, split bedrm plan, dbl sink, sep shower w/ rain head, garden tub, walk-in closet. Cov’d patio, full priv fence, floored attic. Neighborhood Club house, splash pad, pond, soccer field! Quick access to Creek Turnpike. Must see!

6. 2022-04-15
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Beautiful 1 story move-in ready, 4 bed home sits on Premium Corner lot, new landscaping! Partial brick/vinyl/stone! Open flr plan, new wood laminate flooring. Spacious kitchen, bkfst bar, new garbage disposal, gas stove, waterfall style cabinets, blt-in microwave, walk-in pantry. Large Master suite, split bedrm plan, dbl sink, sep shower w/ rain head, garden tub, walk-in closet. Cov’d patio, full priv fence, floored attic. Neighborhood Club house, splash pad, pond, soccer field! Quick access to Creek Turnpike. Must see!

7. 2022-04-12
   listed $249,900 Active 531-char remark

   Show marketing remark (531 chars)

   Beautiful 1 story move-in ready, 4 bed home sits on Premium Corner lot, new landscaping! Partial brick/vinyl/stone! Open flr plan, new wood laminate flooring. Spacious kitchen, bkfst bar, new garbage disposal, gas stove, waterfall style cabinets, blt-in microwave, walk-in pantry. Large Master suite, split bedrm plan, dbl sink, sep shower w/ rain head, garden tub, walk-in closet. Cov’d patio, full priv fence, floored attic. Neighborhood Club house, splash pad, pond, soccer field! Quick access to Creek Turnpike. Must see!

8. 2017-12-15
   soldstatus $160,000 Closed 267-char remark

   Show marketing remark (267 chars)

   Like new construction in scenic neighborhood w/ splashpad, pond, playground, clubhouse. 4 bedrooms, on large fully fenced corner lot. Thousands in builder upgrades. Covered patio & porch, separate tub & shower, raised ceilings, tile flooring & more!

9. 2017-12-13
   soldstatus $165,000
10. 2017-12-06
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Like new construction in scenic neighborhood w/ splashpad, pond, playground, clubhouse. 4 bedrooms, on large fully fenced corner lot. Thousands in builder upgrades. Covered patio & porch, separate tub & shower, raised ceilings, tile flooring & more!

11. 2017-10-21
    price $164,500 267-char remark

    Show marketing remark (267 chars)

    Like new construction in scenic neighborhood w/ splashpad, pond, playground, clubhouse. 4 bedrooms, on large fully fenced corner lot. Thousands in builder upgrades. Covered patio & porch, separate tub & shower, raised ceilings, tile flooring & more!

12. 2017-09-15
    listed $164,900 Active 267-char remark

    Show marketing remark (267 chars)

    Like new construction in scenic neighborhood w/ splashpad, pond, playground, clubhouse. 4 bedrooms, on large fully fenced corner lot. Thousands in builder upgrades. Covered patio & porch, separate tub & shower, raised ceilings, tile flooring & more!

13. 2013-09-27
    soldstatus $148,000
14. 2013-08-22
    historical
15. 2013-07-24
    listed $159,500
16. 2011-01-04
    soldstatus $3,617,500

ⓘ 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: $3,624 · $302/mo
• Projected year-2 tax: $3,624 · $302/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 ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $28,560
• − Mortgage interest: −$15,012
• − Property taxes: −$3,624
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$408
• − Depreciation: −$7,796
• Taxable loss: −$4,190
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $1,331/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): 33,900
• Household income: $99,157
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 389.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 15% Hispanic / Latino 10% Native American 4% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -180.15%
• Current HPI: 210.8302
• Rent YoY: ▲ 4.09%
• 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

-92.6% since first listed

16 events — show timeline

• 2026-05-07 Listed $268,000 MLS Technology, Inc.
• 2022-05-18 Sold (Public Records) $241,000 Public Records
• 2022-05-17 Sold (MLS) $241,000 MLS Technology, Inc.
• 2022-04-20 Pending — MLS Technology, Inc.
• 2022-04-16 Relisted — MLS Technology, Inc.
• 2022-04-15 Pending — MLS Technology, Inc.
• 2022-04-12 Listed $249,900 MLS Technology, Inc.
• 2017-12-15 Sold (MLS) $160,000 MLS Technology, Inc.
• 2017-12-13 Sold (Public Records) $165,000 Public Records
• 2017-12-06 Pending — MLS Technology, Inc.
• 2017-10-21 Price Changed $164,500 MLS Technology, Inc.
• 2017-09-15 Listed $164,900 MLS Technology, Inc.
• 2013-09-27 Sold (MLS) $148,000 MLS Technology, Inc.
• 2013-08-22 Listing Removed — MLS Technology, Inc.
• 2013-07-24 Listed $159,500 MLS Technology, Inc.
• 2011-01-04 Sold (Public Records) $3,617,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,624 · +4.9% YoY. Source: county tax records.