25425 E 93rd Ct S · Broken Arrow, OK 74014

$240,000

3 bd · 2.0 ba · 1,492 sqft · Land public records · 29 Days on market

Built 2016 6,559 sqft lot $17/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 +12.1/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW CONSTRUCTION!! Perfect floor plan in Perfect neighborhood! Clark Floor Plan, Will feature breakfast bar large enough for entertaining. This Home is Under Construction.

Key facts

• 2 year old roof
• New interior paint
• 6,559 sq ft lot

Tags

• NEW INTERIOR PAINT
• NEWER DISHWASHER AND DISPOSAL
• 2 YEAR OLD ROOF
• TRANSFERABLE WARRANTY
• CONVENIENT ACCESS TO HIGHWAYS
• CONVENIENT ACCESS TO DINING

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $200; Association amenities include a park; Community gutters

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; High-speed internet available; Phone available; Water available; Public sewer; Rural water source
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Built with brick, vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered patio and porch; Full privacy fencing

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Microwave; Oven; Range; Plumbed for ice maker; Gas range/oven connections
• Bedrooms: Master bedroom with private bath, separate closets and walk-in closet (First floor); Additional bedroom without bath (First floor)
• Flooring: Vinyl flooring; Wood veneer flooring
• Bathrooms: Two full bathrooms; Hall bath with bathtub (First floor); Master bath with double sink (First floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; High ceilings; Vaulted ceilings; Ceiling fans; High-speed internet available; Cable TV; Laminate counters; Programmable thermostat; Insulated doors; Vinyl, insulated, and storm windows
• Laundry & utility: Inside utility room (separate, First floor); Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $240k.

Deal economics

• At list price, monthly cash flow is $-53 ($-640/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (21.0% below list).
• Recommended offer: $190k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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: Highland Park Es (math 41% / reading 33%, grade F, #132 of 845 statewide, top 19%, 698 students, 0% FRL); Oneta Ridge Ms (math 25% / reading 26%, grade F, #84 of 345 statewide, top 26%, 924 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); 655 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 $2k of loan paydown is wiped out by about $7k 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 29 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $148k; list at $240k implies a 62% gain — meaningful room to come down on a strong offer.

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 $189,710 (21.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.5

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: -18.8%
• Equity multiple: 0.35×
• Total profit: $-43,987
• Equity at exit: $35,785

10-year hold

• IRR: -13.1%
• Equity multiple: 0.26×
• Total profit: $-49,536
• Equity at exit: $20,751

Cash invested: $67,200 (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: 655
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$176 /mo · $2,117/yr
• Insurance: −$100
• HOA: −$17
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-53

Break-even live

Break-even rent $1,965

Max offer price $230,585

Occupancy floor 98%

Sensitivity live

Price	-10% $83	-5% $15	+0% $-53	+5% $-121	+10% $-189
Rent	-10% $-203	-5% $-128	+0% $-53	+5% $22	+10% $97
Rate	-1.0pp $68	-0.5pp $8	base $-53	+0.5pp $-115	+1.0pp $-179

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: $60,000
• Closing costs: $7,200
• 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	3d	1	0.33mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 15 events

1. 2026-06-13
   status $240,000 Pending 29 DOM
2. 2026-06-10
   days on market $240,000 Active 29 DOM
3. 2026-06-09
   days on market $240,000 Active 28 DOM
4. 2026-06-08
   days on market $240,000 Active 27 DOM
5. 2026-06-07
   days on market $240,000 Active 26 DOM
6. 2026-06-05
   days on market $240,000 Active 23 DOM
7. 2026-06-03
   days on market $240,000 Active 22 DOM
8. 2026-06-02
   days on market $240,000 Active 21 DOM
9. 2026-06-01
   days on market $240,000 Active 20 DOM
10. 2026-05-31
    days on market $240,000 Active 19 DOM
11. 2026-05-12
    listed $240,000 Active
12. 2016-10-25
    soldstatus $148,090 Closed 171-char remark

    Show marketing remark (171 chars)

    NEW CONSTRUCTION!! Perfect floor plan in Perfect neighborhood! Clark Floor Plan, Will feature breakfast bar large enough for entertaining. This Home is Under Construction.

13. 2016-09-27
    status Pending 171-char remark

    Show marketing remark (171 chars)

    NEW CONSTRUCTION!! Perfect floor plan in Perfect neighborhood! Clark Floor Plan, Will feature breakfast bar large enough for entertaining. This Home is Under Construction.

14. 2016-08-04
    price $149,090 171-char remark

    Show marketing remark (171 chars)

    NEW CONSTRUCTION!! Perfect floor plan in Perfect neighborhood! Clark Floor Plan, Will feature breakfast bar large enough for entertaining. This Home is Under Construction.

15. 2016-07-06
    listed $148,870 Active 171-char remark

    Show marketing remark (171 chars)

    NEW CONSTRUCTION!! Perfect floor plan in Perfect neighborhood! Clark Floor Plan, Will feature breakfast bar large enough for entertaining. This Home is Under Construction.

ⓘ 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: $2,117 · $176/mo
• Projected year-2 tax: $2,160 · $180/mo
• Expected delta: +$43/yr (+$4/mo · 2.0%)

ⓘ 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: $22,765
• − Mortgage interest: −$13,444
• − Property taxes: −$2,117
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − HOA: −$204
• − Depreciation: −$6,982
• Taxable loss: −$4,824
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $518/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

+61.2% since first listed

5 events — show timeline

• 2026-05-12 Listed $240,000 MLS Technology, Inc.
• 2016-10-25 Sold (MLS) $148,090 MLS Technology, Inc.
• 2016-09-27 Pending — MLS Technology, Inc.
• 2016-08-04 Price Changed $149,090 MLS Technology, Inc.
• 2016-07-06 Listed $148,870 MLS Technology, Inc.

Property tax history

+2.8%/yr

Latest (2025): $2,117 · +10.4% YoY. Source: county tax records.