4929 S Poplar Ave · Broken Arrow, OK 74011

$265,000

4 bd · 2.5 ba · 1,817 sqft · SingleFamily public records · 2 Days on market

Built 1986 10,843 sqft lot Est $313k · 15% under

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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 +20.3/30.0
• ARV discount +14.3/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• 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

Beautiful 4-bedroom, 2.5-bath home with outstanding curb appeal and numerous recent updates throughout! The exterior features all-new Hardie Board siding, fresh exterior paint, new windows, concrete walkways, and a large covered patio overlooking the spacious yard. Inside, you’ll find fresh interior paint and a comfortable layout designed for both everyday living and entertaining. Additional improvements include a new insulated garage door, new insulated front door, and a 1-year-old AC system for added efficiency and comfort. The property also includes two storage buildings, offering plenty of extra storage space. One of the buildings has been thoughtfully converted into a private obs

Key facts

• Large covered patio
• Private observatory
• Hardie board siding

Tags

• HARDIE BOARD SIDING
• LARGE COVERED PATIO
• PRIVATE OBSERVATORY
• TWO STORAGE BUILDINGS

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with 2 spaces
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Two-story home; Faces west; Slab foundation
• Construction: HardiPlank type siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Patio; Shed(s) / storage; Privacy fencing; Security system (owned); No safety shelter

Interior

• Kitchen: Eat-in kitchen; Gas range connection; Gas oven connection; Range; Oven; Dishwasher; Disposal
• Bedrooms: Master bedroom with private bath and walk-in closet (Second level); Multiple bedrooms with walk-in closets (First and Second levels)
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with bathtub and double sink; Hall bath (half bath on first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fans; Programmable thermostat; Insulated windows with aluminum frames; Insulated doors
• Laundry & utility: Utility room (inside); Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/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 $254k (4.1% below list).
• Recommended offer: $254k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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); 385 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $8k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y 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 $94k; list at $265k implies a 183% 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 $254,148 (4.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $312,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 W Hot Springs St S	0.03mi	4/2.5	1,942 (+7%)	4mo	$240,000	$124	84
1707 W Charleston Ct	0.22mi	3/2.0 (-1)	1,775 (-2%)	9mo	$300,000	$169	71
1604 W Los Angeles Cir	0.26mi	3/2.0 (-1)	1,763 (-3%)	10mo	$255,000	$145	68
1706 W Austin Pl	0.42mi	3/2.0 (-1)	1,716 (-6%)	2mo	$299,900	$175	63
1000 W Inglewood St	0.42mi	3/2.0 (-1)	1,870 (+3%)	8mo	$253,000	$135	62
2428 W Birmingham St	0.68mi	4/2.0	1,831 (+1%)	6mo	$319,000	$174	60
2508 W Birmingham St	0.42mi	3/2.0 (-1)	1,886 (+4%)	9mo	$323,830	$172	59
5613 S Juniper Ave	0.46mi	3/2.5 (-1)	1,652 (-9%)	4mo	$191,051	$116	55
1812 W Jefferson St	0.15mi	3/2.0 (-1)	1,564 (-14%)	9mo	$275,000	$176	55
4516 S Dogwood Ave	0.69mi	3/2.0 (-1)	1,664 (-8%)	8mo	$315,000	$189	40
4500 S Hickory Ave	0.60mi	3/2.0 (-1)	1,557 (-14%)	7mo	$245,000	$157	35
4500 S Dogwood Ave	0.71mi	3/2.5 (-1)	2,064 (+14%)	6mo	$384,000	$186	34

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-18,531
• Equity at exit: $39,512

10-year hold

• IRR: 4.1%
• Equity multiple: 1.31×
• Total profit: $23,316
• Equity at exit: $22,912

Cash invested: $74,200 (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 74011

• Rents YoY: 4.1%
• Active inventory: 385
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,541 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $340

Break-even live

Break-even rent $2,111

Max offer price $265,000

Occupancy floor 82%

Sensitivity live

Price	-10% $490	-5% $415	+0% $340	+5% $265	+10% $190
Rent	-10% $139	-5% $240	+0% $340	+5% $440	+10% $541
Rate	-1.0pp $473	-0.5pp $407	base $340	+0.5pp $271	+1.0pp $201

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	4d	1	0.48mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	21d	1	0.53mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	25d	1	1.05mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	22d	1	1.25mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	17d	1	1.35mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	12d	1	1.49mi

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   listed $265,000 Active
3. 1996-03-12
   soldstatus $93,500
4. 1995-11-29
   listed $94,900

ⓘ 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: $2,012 · $168/mo
• Projected year-2 tax: $2,385 · $199/mo
• Expected delta: +$373/yr (+$31/mo · 18.5%)

ⓘ 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: $30,498
• − Mortgage interest: −$14,844
• − Property taxes: −$2,012
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − Depreciation: −$7,709
• Taxable loss: −$272
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $4,145/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

+179.2% since first listed

4 events — show timeline

• 2026-05-20 Pending — MLS Technology, Inc.
• 2026-05-18 Listed $265,000 MLS Technology, Inc.
• 1996-03-12 Sold (Public Records) $93,500 Public Records
• 1995-11-29 Listed $94,900 MLS Technology, Inc.

Property tax history

+3.1%/yr

Latest (2025): $2,012 · +3.1% YoY. Source: county tax records.