1623 E Fulton Pl · Broken Arrow, OK 74012

$85,000

3 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 15 Days on market

Built 2014

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Stunning Home on a Corner lot that Welcomes You with Amazing Luxuries! Upon entering, the wood floors catch your eye and lead you through the large entry into the Spacious and Open Living, Kitchen & Dining. The Heigh Ceilings, accented by crown molding, enhance each of these spaces are ultimately create a sense of Comfort. The Kitchen offers amazing granite counters and an impressive backsplash that highlight the spectacular cabinetry: ample storage, counter space, AND massive island! The Master Suite is enormous and offers a luxurious Master Bath and grand walk-in closet. The OFFICE could function as a 4th bedroom! The Covered Back Patio is the perfect place for relaxing during sunset or sunrise. The Garage is VERY spacious; freezers, lawn equipment, etc. . So Much More!

Key facts

• Massive island
• Wood floors
• Granite counters

Tags

• CORNER LOT
• WOOD FLOORS
• GRANITE COUNTERS
• IMPRESSIVE BACKSPLASH
• AMPLE STORAGE
• MASSIVE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).
• This rent runs 30% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $264k (76%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 2.43% ✓
• Cap rate: 17.95%
• Cash-on-cash: 41.65%
• DSCR: 2.85
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $315,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 E Gary St	0.06mi	4/2.0 (+1)	1,613 (-11%)	0mo	$279,325	$173	74
1513 E Atlanta St S	0.38mi	4/2.0 (+1)	1,823 (+1%)	3mo	$305,000	$167	73
2919 S 8th St	0.42mi	3/2.0	1,929 (+7%)	2mo	$335,000	$174	68
1506 E New Orleans Pl	0.54mi	3/2.0	1,722 (-5%)	1mo	$315,000	$183	66
18100 E 96th St	0.34mi	3/2.0	1,600 (-11%)	1mo	$244,950	$153	64
1617 S 21st St	0.74mi	4/2.0 (+1)	1,796 (-0%)	0mo	$315,990	$176	59
1713 S 21st St	0.74mi	4/2.0 (+1)	1,796 (-0%)	1mo	$314,900	$175	59
1313 E Toledo St	0.64mi	4/2.0 (+1)	1,690 (-6%)	3mo	$279,000	$165	52
2208 E Toledo St	0.69mi	4/2.0 (+1)	1,614 (-11%)	0mo	$303,190	$188	45
2119 E San Antonio St	0.70mi	4/2.0 (+1)	1,614 (-11%)	1mo	$299,900	$186	44
1701 S 21st St	0.74mi	3/2.0	1,574 (-13%)	1mo	$282,900	$180	44
1909 S 12th St	0.62mi	4/2.0 (+1)	1,554 (-14%)	2mo	$269,000	$173	41

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: 38.3%
• Equity multiple: 2.63×
• Total profit: $38,877
• Equity at exit: $12,674

10-year hold

• IRR: 44.8%
• Equity multiple: 5.28×
• Total profit: $101,757
• Equity at exit: $7,349

Cash invested: $23,800 (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 74012

• Rents YoY: 2.9%
• Active inventory: 443
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$446
• Tax from tax record: −$324 /mo · $3,887/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $826

Break-even live

Break-even rent $1,019

Max offer price $85,000

Occupancy floor 55%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 E Gary St Broken Arrow, OK	3.0	2.0	1422	$2,095	$1.47	3d	1	0.05mi
3706 S 13th Pl Broken Arrow, OK	3.0	2.0	1898	$2,500	$1.32	2d	1	0.61mi
1240 E Richmond St Broken Arrow, OK	3.0	2.0	1506	$1,800	$1.20	21d	1	0.78mi
1502 E Utica Pl Broken Arrow, OK	4.0	2.0	1908	$2,395	$1.26	10d	1	0.98mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	3d	1	1.06mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	23d	1	1.23mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	21d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 15 DOM
2. 2026-06-17
   days on market $85,000 Active 14 DOM
3. 2026-06-16
   days on market $85,000 Active 13 DOM
4. 2026-06-15
   days on market $85,000 Active 12 DOM
5. 2026-06-13
   days on market $85,000 Active 10 DOM
6. 2026-06-10
   days on market $85,000 Active 7 DOM
7. 2026-06-09
   days on market $85,000 Active 6 DOM
8. 2026-06-08
   days on market $85,000 Active 5 DOM
9. 2026-06-07
   days on market $85,000 Active 4 DOM
10. 2026-06-05
    pricestatusdays on marketlisting id $85,000 Active 1 DOM
11. 2026-04-17
    status Pending
12. 2026-04-08
    price $339,500
13. 2026-02-06
    listed $349,500 Active
14. 2022-10-17
    soldstatus $314,000
15. 2022-10-14
    soldstatus $314,000 Closed 791-char remark

    Show marketing remark (791 chars)

    A Stunning Home on a Corner lot that Welcomes You with Amazing Luxuries! Upon entering, the wood floors catch your eye and lead you through the large entry into the Spacious and Open Living, Kitchen & Dining. The Heigh Ceilings, accented by crown molding, enhance each of these spaces are ultimately create a sense of Comfort. The Kitchen offers amazing granite counters and an impressive backsplash that highlight the spectacular cabinetry: ample storage, counter space, AND massive island! The Master Suite is enormous and offers a luxurious Master Bath and grand walk-in closet. The OFFICE could function as a 4th bedroom! The Covered Back Patio is the perfect place for relaxing during sunset or sunrise. The Garage is VERY spacious; freezers, lawn equipment, etc. . So Much More!

16. 2022-08-24
    status Pending 791-char remark

    Show marketing remark (791 chars)

    A Stunning Home on a Corner lot that Welcomes You with Amazing Luxuries! Upon entering, the wood floors catch your eye and lead you through the large entry into the Spacious and Open Living, Kitchen & Dining. The Heigh Ceilings, accented by crown molding, enhance each of these spaces are ultimately create a sense of Comfort. The Kitchen offers amazing granite counters and an impressive backsplash that highlight the spectacular cabinetry: ample storage, counter space, AND massive island! The Master Suite is enormous and offers a luxurious Master Bath and grand walk-in closet. The OFFICE could function as a 4th bedroom! The Covered Back Patio is the perfect place for relaxing during sunset or sunrise. The Garage is VERY spacious; freezers, lawn equipment, etc. . So Much More!

17. 2022-08-16
    listed $329,000 Active 791-char remark

    Show marketing remark (791 chars)

    A Stunning Home on a Corner lot that Welcomes You with Amazing Luxuries! Upon entering, the wood floors catch your eye and lead you through the large entry into the Spacious and Open Living, Kitchen & Dining. The Heigh Ceilings, accented by crown molding, enhance each of these spaces are ultimately create a sense of Comfort. The Kitchen offers amazing granite counters and an impressive backsplash that highlight the spectacular cabinetry: ample storage, counter space, AND massive island! The Master Suite is enormous and offers a luxurious Master Bath and grand walk-in closet. The OFFICE could function as a 4th bedroom! The Covered Back Patio is the perfect place for relaxing during sunset or sunrise. The Garage is VERY spacious; freezers, lawn equipment, etc. . So Much More!

18. 2020-03-20
    soldstatus $225,000
19. 2020-03-13
    soldstatus $225,000 Closed 533-char remark

    Show marketing remark (533 chars)

    PRISTINE move-in ready single story home nestled on large corner lot with pasture views! Loaded with upgrades, this beautiful home boasts hardwoods, neutral paint, vaulted ceilings & crown molding throughout. Stainless steel & granite kitchen open to dining and living. Master suite with large walk-in closet. Split bedroom plan; study with closet. OVERSIZED garage with work/storage area; made for large trucks & extended SUVs! Large covered porch with beautiful sunset views. Neighborhood park & splash pad.

20. 2020-02-11
    status Pending 533-char remark

    Show marketing remark (533 chars)

    PRISTINE move-in ready single story home nestled on large corner lot with pasture views! Loaded with upgrades, this beautiful home boasts hardwoods, neutral paint, vaulted ceilings & crown molding throughout. Stainless steel & granite kitchen open to dining and living. Master suite with large walk-in closet. Split bedroom plan; study with closet. OVERSIZED garage with work/storage area; made for large trucks & extended SUVs! Large covered porch with beautiful sunset views. Neighborhood park & splash pad.

21. 2020-01-22
    listed $250,000 Active 533-char remark

    Show marketing remark (533 chars)

    PRISTINE move-in ready single story home nestled on large corner lot with pasture views! Loaded with upgrades, this beautiful home boasts hardwoods, neutral paint, vaulted ceilings & crown molding throughout. Stainless steel & granite kitchen open to dining and living. Master suite with large walk-in closet. Split bedroom plan; study with closet. OVERSIZED garage with work/storage area; made for large trucks & extended SUVs! Large covered porch with beautiful sunset views. Neighborhood park & splash pad.

ⓘ 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: $3,887 · $324/mo
• Projected year-2 tax: $3,887 · $324/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 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,776
• − Mortgage interest: −$4,761
• − Property taxes: −$3,887
• − Insurance: −$425
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$2,473
• Taxable income: $9,266
• Est. tax owed @ 24.0%: −$2,224
• After-tax cash flow: $7,688/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

+35.8% since first listed

11 events — show timeline

• 2026-04-17 Pending — MLS Technology, Inc.
• 2026-04-08 Price Changed $339,500 MLS Technology, Inc.
• 2026-02-06 Listed $349,500 MLS Technology, Inc.
• 2022-10-17 Sold (Public Records) $314,000 Public Records
• 2022-10-14 Sold (MLS) $314,000 MLS Technology, Inc.
• 2022-08-24 Pending — MLS Technology, Inc.
• 2022-08-16 Listed $329,000 MLS Technology, Inc.
• 2020-03-20 Sold (Public Records) $225,000 Public Records
• 2020-03-13 Sold (MLS) $225,000 MLS Technology, Inc.
• 2020-02-11 Pending — MLS Technology, Inc.
• 2020-01-22 Listed $250,000 MLS Technology, Inc.

Property tax history

+19.4%/yr

Latest (2025): $3,887 · +3.0% YoY. Source: county tax records.