1509 N 26th Pl · Broken Arrow, OK 74014

$269,900

4 bd · 2.0 ba · 2,084 sqft · SingleFamily public records · 9 Days on market

Built 1992 8,338 sqft lot Est $317k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +12.9/30.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely adorable and freshly updated. No more popcorn ceilings! Brand new carpet, lighting, hardware, fresh paint inside and out. 2 bedrooms and massive master suite up. 1 bedroom down, which could be a great office or flex room. Creekwood elementary.

Key facts

• Ample cabinetry
• Newer appliances
• Cozy fireplace

Tags

• MATURE TREES
• THOUGHTFUL LANDSCAPING
• SPACIOUS LIVING ROOM
• COZY FIREPLACE
• NEWER APPLIANCES
• AMPLE CABINETRY

Property features AI

Finance

• HOA & community: Sidewalks; Gutters (community feature)

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors; No safety shelter
• Utilities: Cable available; Electricity available; Phone available; Public water; Public sewer
• Home design: Two-story home; Faces west; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Landscaping; Exterior lighting; Rain gutters; Covered porch; Full privacy fencing; Mature trees

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Stove; Gas range/oven connections; Eat-in kitchen with breakfast nook
• Bedrooms: Multiple bedrooms with walk-in closets; Master bedroom with separate closets and walk-in closet (second level)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate shower and bathtub
• Heating & cooling: Central heating (gas) with multiple units and zoning; Central air conditioning with two units and zoning
• Interior features: High ceilings; Vaulted ceilings; Ceiling fans; Laminate counters; Other interior features; Aluminum window frames; Insulated windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-19 ($-224/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (18.7% below list).
• Recommended offer: $219k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Creekwood Es (math 34% / reading 34%, grade F, #203 of 845 statewide, top 24%, 640 students, 0% FRL); Centennial Ms (math 19% / reading 26%, grade F, #122 of 345 statewide, top 37%, 1,121 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $150k; list at $270k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,466 (18.7% 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. 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: 0.81% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $316,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 N 26th Pl	0.00mi	4/2.5	2,084 (0%)	1mo	$268,000	$129	97
2705 E Reno St	0.15mi	4/2.5	2,092 (+0%)	5mo	$247,600	$118	86
1717 N 27th St	0.23mi	4/2.5	1,986 (-5%)	3mo	$294,000	$148	77
2204 E Princeton St	0.34mi	4/2.0	2,187 (+5%)	3mo	$317,000	$145	73
1516 N 21st St	0.38mi	4/2.0	1,974 (-5%)	4mo	$299,900	$152	70
1504 N 26th St	0.09mi	4/2.5	2,303 (+10%)	11mo	$268,000	$116	68
2108 E Princeton St	0.38mi	3/2.0 (-1)	1,977 (-5%)	5mo	$313,000	$158	65
2101 E Princeton St	0.43mi	3/2.0 (-1)	1,872 (-10%)	1mo	$290,000	$155	58
1509 N 22nd St	0.30mi	3/2.0 (-1)	1,900 (-9%)	11mo	$300,000	$158	57
1800 N 26th St	0.23mi	3/2.0 (-1)	1,850 (-11%)	11mo	$273,500	$148	57
1505 N 18th St	0.63mi	3/2.0 (-1)	1,824 (-12%)	0mo	$315,000	$173	45
2514 E Sidney Ave	0.67mi	4/2.0	1,845 (-12%)	13mo	$319,000	$173	38

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-46,886
• Equity at exit: $40,243

10-year hold

• IRR: -11.6%
• Equity multiple: 0.33×
• Total profit: $-50,269
• Equity at exit: $23,336

Cash invested: $75,572 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-19

Break-even live

Break-even rent $2,218

Max offer price $266,606

Occupancy floor 96%

Sensitivity live

Price	-10% $134	-5% $58	+0% $-19	+5% $-95	+10% $-171
Rent	-10% $-192	-5% $-105	+0% $-19	+5% $68	+10% $155
Rate	-1.0pp $117	-0.5pp $50	base $-19	+0.5pp $-89	+1.0pp $-160

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 N 20th St Broken Arrow, OK	3.0	2.0	1965	$2,200	$1.12	13d	1	0.39mi
2512 E Dallas St Broken Arrow, OK	4.0	2.0	1922	$1,899	$0.99	25d	1	1.10mi
606 N Village Ave Broken Arrow, OK	3.0	1.5	1434	$1,528	$1.07	3d	1	1.16mi
604 S 28th Pl Broken Arrow, OK	3.0	2.0	1800	$1,800	$1.00	25d	1	1.33mi

Listing history 16 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $269,900 Active
3. 2015-11-24
   soldstatus $150,000
4. 2015-11-16
   soldstatus $150,219 Closed 254-char remark

   Show marketing remark (254 chars)

   Absolutely adorable and freshly updated. No more popcorn ceilings! Brand new carpet, lighting, hardware, fresh paint inside and out. 2 bedrooms and massive master suite up. 1 bedroom down, which could be a great office or flex room. Creekwood elementary.

5. 2015-10-16
   status Pending 254-char remark

   Show marketing remark (254 chars)

   Absolutely adorable and freshly updated. No more popcorn ceilings! Brand new carpet, lighting, hardware, fresh paint inside and out. 2 bedrooms and massive master suite up. 1 bedroom down, which could be a great office or flex room. Creekwood elementary.

6. 2015-08-14
   listed $154,000 Active 254-char remark

   Show marketing remark (254 chars)

   Absolutely adorable and freshly updated. No more popcorn ceilings! Brand new carpet, lighting, hardware, fresh paint inside and out. 2 bedrooms and massive master suite up. 1 bedroom down, which could be a great office or flex room. Creekwood elementary.

7. 2008-09-19
   soldstatus $133,500
8. 2008-09-15
   soldstatus $133,500 227-char remark

   Show marketing remark (227 chars)

   Step inside and be surprised at what this 4 Br 2 bath home has to offer. Expansive family area, grand master suite, kitchen that puts everything you've seen to shame. Of course there's 2 car garage and professional landscaping.

9. 2008-08-22
   historical 227-char remark

   Show marketing remark (227 chars)

   Step inside and be surprised at what this 4 Br 2 bath home has to offer. Expansive family area, grand master suite, kitchen that puts everything you've seen to shame. Of course there's 2 car garage and professional landscaping.

10. 2008-04-11
    listed $135,000 227-char remark

    Show marketing remark (227 chars)

    Step inside and be surprised at what this 4 Br 2 bath home has to offer. Expansive family area, grand master suite, kitchen that puts everything you've seen to shame. Of course there's 2 car garage and professional landscaping.

11. 2007-09-10
    soldstatus $125,000
12. 2007-09-04
    soldstatus $124,900
13. 2007-07-16
    historical
14. 2007-07-11
    listed $124,900
15. 1994-09-15
    soldstatus $80,000
16. 1992-08-04
    soldstatus $72,000

ⓘ 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: $2,695 · $225/mo
• Projected year-2 tax: $2,695 · $225/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 · 19 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: $26,336
• − Mortgage interest: −$15,119
• − Property taxes: −$2,695
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$7,852
• Taxable loss: −$4,893
• Est. tax savings @ 24.0%: +$1,174
• After-tax cash flow: $950/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: 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

+274.9% since first listed

16 events — show timeline

• 2026-04-30 Pending — MLS Technology, Inc.
• 2026-04-21 Listed $269,900 MLS Technology, Inc.
• 2015-11-24 Sold (Public Records) $150,000 Public Records
• 2015-11-16 Sold (MLS) $150,219 MLS Technology, Inc.
• 2015-10-16 Pending — MLS Technology, Inc.
• 2015-08-14 Listed $154,000 MLS Technology, Inc.
• 2008-09-19 Sold (Public Records) $133,500 Public Records
• 2008-09-15 Sold (MLS) $133,500 MLS Technology, Inc.
• 2008-08-22 Listing Removed — MLS Technology, Inc.
• 2008-04-11 Listed $135,000 MLS Technology, Inc.
• 2007-09-10 Sold (Public Records) $125,000 Public Records
• 2007-09-04 Sold (MLS) $124,900 MLS Technology, Inc.
• 2007-07-16 Listing Removed — MLS Technology, Inc.
• 2007-07-11 Listed $124,900 MLS Technology, Inc.
• 1994-09-15 Sold (Public Records) $80,000 Public Records
• 1992-08-04 Sold (Public Records) $72,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,695 · +4.9% YoY. Source: county tax records.