2305 W El Paso Ct · Broken Arrow, OK 74012

$210,000

3 bd · 2.0 ba · 2,023 sqft · SingleFamily public records · 7 Days on market

Built 1977 0.33 ac lot Est $277k · 24% under $2/mo HOA

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• 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

Open plan. Vaulted Great room & Mster with additional high windows. Impressive entry. Built-in bookcases in great room. Master has make-up area. Huge closet. Over-sized treed yard. 2 patios. Cul de sac.

Key facts

• Quiet cul-de-sac
• Stone fireplace
• Huge back yard

Tags

• STONE FIREPLACE
• HUGE BACK YARD
• QUIET CUL-DE-SAC
• BROKEN ARROW SCHOOL DISTRICT

Property features AI

Finance

• HOA & community: Homeowners association with a $25 annual fee

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Built with HardiPlank type, stone, and wood frame materials; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Patio; Privacy fencing; Located on a cul-de-sac

Interior

• Kitchen: Cooktop; Oven; Dishwasher
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Additional bedrooms without attached baths (First level)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (including a master bath and a hall bath) (First level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; Laminate counters; Ceiling fan(s); Aluminum window frames; Wood-burning fireplace
• Laundry & utility: Washer hookup; Utility room (inside) (First level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $223 ($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 $206k (2.0% below list).
• Recommended offer: $206k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 34y 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 $102k; list at $210k implies a 106% 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 $205,738 (2.0% 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. 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. 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: 0.98% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $277,151
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 W El Paso Ct	0.00mi	3/2.0	2,023 (0%)	0mo	$208,000	$103	100
104 S Walnut Ave	0.18mi	3/2.0	1,789 (-12%)	1mo	$259,900	$145	71
868 W Commercial St	0.62mi	3/2.0	2,063 (+2%)	2mo	$301,000	$146	66
1905 W Indianola St	0.47mi	3/2.0	1,895 (-6%)	3mo	$260,000	$137	65
2021 W Louisville St	0.49mi	4/2.0 (+1)	2,142 (+6%)	4mo	$268,200	$125	59
1916 W Indianola St	0.43mi	4/2.0 (+1)	1,874 (-7%)	6mo	$275,000	$147	58
2004 W Louisville St	0.51mi	3/2.0	1,832 (-9%)	6mo	$220,000	$120	56
1909 W Oakridge St	0.69mi	3/2.0	1,905 (-6%)	5mo	$215,000	$113	54
1705 W Jackson Pl	0.58mi	3/2.0	1,741 (-14%)	1mo	$230,000	$132	49
1213 S Oak Ave	0.67mi	3/2.0	1,815 (-10%)	4mo	$299,990	$165	48
813 S Narcissus Ave	0.65mi	3/2.0	1,786 (-12%)	9mo	$261,000	$146	43
1912 W Pittsburg Ct	0.74mi	3/2.0	1,756 (-13%)	4mo	$217,000	$124	40

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-19,950
• Equity at exit: $31,312

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $410
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$88
• HOA: −$2
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $223

Break-even live

Break-even rent $1,775

Max offer price $210,000

Occupancy floor 84%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N Fir Pl Broken Arrow, OK	3.0	2.0	1746	$1,850	$1.06	12d	1	0.49mi
511 W Fort Worth St Unit 511 Broken Arrow, OK	3.0	2.5	1621	$2,650	$1.63	16d	1	1.16mi
507 W Fort Worth St Unit 507 Broken Arrow, OK	3.0	2.5	1621	$2,850	$1.76	16d	1	1.17mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	21d	1	1.20mi
1008 W Quincy St Broken Arrow, OK	4.0	2.0	1617	$1,750	$1.08	16d	1	1.20mi
2630 W Washington Pl Broken Arrow, OK	4.0	2.0	1867	$1,975	$1.06	24d	1	1.32mi
221 W Commercial St Broken Arrow, OK	3.0	1.5	2192	$1,895	$0.86	16d	1	1.34mi
221 W Detroit St Broken Arrow, OK	4.0	2.5	1829	$2,300	$1.26	16d	1	1.37mi
3002 W Washington Pl Broken Arrow, OK	4.0	2.0	2211	$1,700	$0.77	3d	1	1.41mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 16 events

1. 2026-05-02
   status Pending
2. 2026-05-01
   status Active
3. 2026-04-13
   status Pending
4. 2026-04-08
   listed $210,000 Active
5. 2002-05-20
   soldstatus $102,000
6. 2002-05-17
   soldstatus $102,000 208-char remark

   Show marketing remark (208 chars)

   Open plan. Vaulted Great room & Mster with additional high windows. Impressive entry. Built-in bookcases in great room. Master has make-up area. Huge closet. Over-sized treed yard. 2 patios. Cul de sac.

7. 2002-04-23
   historical 208-char remark

   Show marketing remark (208 chars)

   Open plan. Vaulted Great room & Mster with additional high windows. Impressive entry. Built-in bookcases in great room. Master has make-up area. Huge closet. Over-sized treed yard. 2 patios. Cul de sac.

8. 2002-02-25
   listed $104,900 208-char remark

   Show marketing remark (208 chars)

   Open plan. Vaulted Great room & Mster with additional high windows. Impressive entry. Built-in bookcases in great room. Master has make-up area. Huge closet. Over-sized treed yard. 2 patios. Cul de sac.

9. 2002-02-16
   historical
10. 2002-01-03
    listed $109,900
11. 2002-01-03
    historical
12. 2001-11-28
    historical
13. 2001-11-28
    listed $113,900
14. 2001-08-21
    listed $113,900
15. 1993-03-29
    soldstatus $78,000
16. 1992-09-22
    listed $79,900

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/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 1/10 Low
• 🌡 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: $24,689
• − Mortgage interest: −$11,763
• − Property taxes: −$2,539
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − HOA: −$24
• − Depreciation: −$6,109
• Taxable loss: −$747
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $2,855/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

+162.8% since first listed

16 events — show timeline

• 2026-05-02 Pending — MLS Technology, Inc.
• 2026-05-01 Relisted — MLS Technology, Inc.
• 2026-04-13 Pending — MLS Technology, Inc.
• 2026-04-08 Listed $210,000 MLS Technology, Inc.
• 2002-05-20 Sold (Public Records) $102,000 Public Records
• 2002-05-17 Sold (MLS) $102,000 MLS Technology, Inc.
• 2002-04-23 Listing Removed — MLS Technology, Inc.
• 2002-02-25 Listed $104,900 MLS Technology, Inc.
• 2002-02-16 Listing Removed — MLS Technology, Inc.
• 2002-01-03 Listing Removed — MLS Technology, Inc.
• 2002-01-03 Listed $109,900 MLS Technology, Inc.
• 2001-11-28 Listed $113,900 MLS Technology, Inc.
• 2001-11-28 Listing Removed — MLS Technology, Inc.
• 2001-08-21 Listed $113,900 MLS Technology, Inc.
• 1993-03-29 Sold (Public Records) $78,000 Public Records
• 1992-09-22 Listed $79,900 MLS Technology, Inc.

Property tax history

+3.5%/yr

Latest (2025): $2,539 · +4.9% YoY. Source: county tax records.