1808 W Inglewood St W · Broken Arrow, OK 74011

$310,000

4 bd · 2.5 ba · 2,130 sqft · SingleFamily public records · 221 Days on market

Built 1987 8,050 sqft lot Est $302k · at est.

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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 +17.1/30.0
• ARV discount +6.4/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• 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

Beautifully updated w/ hand scraped hardwoods, 24" Linen Tile, Newer Carpet, Fresh Paint, Granite & Light Fixtures. 4 Bedrooms OR 3 Bedrooms w/ a Game Room, Landing for Extra Living, Kitchen w/ Stainless Appliances Newer Windows-Heat & Air, Storage Shed Owner/Agent

Key facts

• Built-in cabinetry
• Walk-in closet
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILE BACKSPLASH
• BUILT-IN CABINETRY
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Community features include gutters and sidewalks

Exterior

• Parking: Attached garage with 2 car spaces
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Two-story home; Faces south; Slab foundation
• Construction: Built per public records; Brick, Masonite, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Shed(s); Rain gutters; Full privacy fencing; Mature trees on the lot

Interior

• Kitchen: Kitchen with breakfast nook and pantry; Dishwasher; Microwave; Oven; Range; Refrigerator; Disposal
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Multiple bedrooms on the second level, including one with walk-in closet
• Flooring: Carpet; Tile; Wood
• Bathrooms: Master bath with bathtub, separate shower, and full bath amenities; Two full bathrooms total; One half bathroom on the first level (hall/half bath); Second-level hall full bath
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Cable TV available; Ceiling fans; Gas range connection; Insulated windows; Vinyl windows; Insulated doors
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Interior utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $283k (8.7% below list).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 fast (+4.1%/yr); 381 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 34% of the median local income ($99k/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 $2k of loan paydown is wiped out by about $9k 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 221 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $310k implies a 68% gain — meaningful room to come down on a strong offer.

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 $272,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $302,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 W Inglewood St	0.08mi	4/2.5	2,190 (+3%)	1mo	$229,000	$105	90
1800 W Hot Springs St S	0.06mi	4/2.5	1,942 (-9%)	4mo	$240,000	$124	80
1817 W Inglewood St	0.04mi	3/2.5 (-1)	2,370 (+11%)	2mo	$279,900	$118	73
4713 S Poplar Ave	0.29mi	3/2.0 (-1)	2,118 (-1%)	8mo	$309,500	$146	72
5408 S Redbud Ave	0.25mi	4/2.0	2,261 (+6%)	8mo	$255,000	$113	70
4632 S Chestnut Ave	0.56mi	4/3.0	2,280 (+7%)	1mo	$338,000	$148	60
1503 W Vicksburg Pl	0.63mi	4/3.0	2,208 (+4%)	8mo	$340,000	$154	56
4500 S Dogwood Ave	0.70mi	3/2.5 (-1)	2,064 (-3%)	6mo	$384,000	$186	52
1000 W Inglewood St	0.46mi	3/2.0 (-1)	1,870 (-12%)	7mo	$253,000	$135	45
4520 S Dogwood Ave	0.67mi	4/2.5	2,382 (+12%)	6mo	$338,000	$142	44
2428 W Birmingham St	0.68mi	4/2.0	1,831 (-14%)	6mo	$319,000	$174	38
4305 S Walnut Ave	0.71mi	4/2.5	2,445 (+15%)	9mo	$327,000	$134	35

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: -10.5%
• Equity multiple: 0.61×
• Total profit: $-33,455
• Equity at exit: $46,222

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,502
• Equity at exit: $26,803

Cash invested: $86,800 (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 74011

• Rents YoY: 4.1%
• Active inventory: 381
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,829 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$265 /mo · $3,183/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $215

Break-even live

Break-even rent $2,557

Max offer price $310,000

Occupancy floor 87%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	19d	1	0.56mi
4308 S Walnut Ave Broken Arrow, OK	3.0	2.5	2659	$2,400	$0.90	23d	1	0.71mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	21d	1	1.28mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	15d	1	1.31mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	1.42mi

Listing history 11 events

1. 2026-05-11
   status Pending
2. 2026-03-25
   status Active
3. 2026-02-10
   status Pending
4. 2026-01-07
   price $310,000
5. 2025-10-08
   price $325,000
6. 2025-08-19
   listed $340,000 Active
7. 2018-08-13
   soldstatus $185,000 Closed 279-char remark

   Show marketing remark (279 chars)

   Beautifully updated w/ hand scraped hardwoods, 24" Linen Tile, Newer Carpet, Fresh Paint, Granite & Light Fixtures. 4 Bedrooms OR 3 Bedrooms w/ a Game Room, Landing for Extra Living, Kitchen w/ Stainless Appliances Newer Windows-Heat & Air, Storage Shed Owner/Agent

8. 2018-08-13
   soldstatus $185,000

   Show marketing remark (279 chars)

   Beautifully updated w/ hand scraped hardwoods, 24" Linen Tile, Newer Carpet, Fresh Paint, Granite & Light Fixtures. 4 Bedrooms OR 3 Bedrooms w/ a Game Room, Landing for Extra Living, Kitchen w/ Stainless Appliances Newer Windows-Heat & Air, Storage Shed Owner/Agent

9. 2018-07-10
   status Pending 279-char remark

   Show marketing remark (279 chars)

   Beautifully updated w/ hand scraped hardwoods, 24" Linen Tile, Newer Carpet, Fresh Paint, Granite & Light Fixtures. 4 Bedrooms OR 3 Bedrooms w/ a Game Room, Landing for Extra Living, Kitchen w/ Stainless Appliances Newer Windows-Heat & Air, Storage Shed Owner/Agent

10. 2018-07-07
    listed $190,000 Active 279-char remark

    Show marketing remark (279 chars)

    Beautifully updated w/ hand scraped hardwoods, 24" Linen Tile, Newer Carpet, Fresh Paint, Granite & Light Fixtures. 4 Bedrooms OR 3 Bedrooms w/ a Game Room, Landing for Extra Living, Kitchen w/ Stainless Appliances Newer Windows-Heat & Air, Storage Shed Owner/Agent

11. 1989-04-05
    soldstatus $77,000

ⓘ 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: $3,183 · $265/mo
• Projected year-2 tax: $3,183 · $265/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: $33,946
• − Mortgage interest: −$17,365
• − Property taxes: −$3,183
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,716
• − Management: −$2,716
• − Depreciation: −$9,018
• Taxable loss: −$2,601
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $3,201/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

+302.6% since first listed

11 events — show timeline

• 2026-05-11 Pending — MLS Technology, Inc.
• 2026-03-25 Relisted — MLS Technology, Inc.
• 2026-02-10 Pending — MLS Technology, Inc.
• 2026-01-07 Price Changed $310,000 MLS Technology, Inc.
• 2025-10-08 Price Changed $325,000 MLS Technology, Inc.
• 2025-08-19 Listed $340,000 MLS Technology, Inc.
• 2018-08-13 Sold (Public Records) $185,000 Public Records
• 2018-08-13 Sold (MLS) $185,000 MLS Technology, Inc.
• 2018-07-10 Pending — MLS Technology, Inc.
• 2018-07-07 Listed $190,000 MLS Technology, Inc.
• 1989-04-05 Sold (Public Records) $77,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,183 · +4.9% YoY. Source: county tax records.