2612 W El Dorado St · Broken Arrow, OK 74011

$15,000

3 bd · 2.0 ba · 1,395 sqft · SingleFamily public records · 15 Days on market

Built 2013

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Come fall in love with this charming home in desirable Iron Horse Ranch! This popular neighborhood has great amenities for everyone; pool, park, walking trails, and a clubhouse. This 3 bed, 2 full bath cute home features an open floor plan with fresh interior paint, a spacious primary suite, and a covered back patio overlooking the large yard with full privacy fence.

Key facts

• Open floor plan
• Full privacy fence
• Neighborhood w ponds

Tags

• OPEN FLOOR PLAN
• FULL PRIVACY FENCE
• NEIGHBORHOOD W SPLASH PAD
• NEIGHBORHOOD W PARK
• NEIGHBORHOOD W PONDS
• NEIGHBORHOOD W TRAILS

Property features AI

Finance

• Other: Lot has mature trees
• HOA & community: Homeowners association with annual fee; Annual association fee: $405; Community amenities include clubhouse, park, and trails; Community features include gutters and sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Owned security system; Smoke detectors; No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation; Property type: single-family
• Construction: Brick, Masonite and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Exterior lighting; Rain gutters; Covered patio and porch; Porch

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Oven; Range; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Additional bedrooms (first floor)
• Flooring: Vinyl flooring
• Bathrooms: Master bathroom with bathtub, double sink, full bath (first floor); Hall bath with bathtub, full bath (first floor); Total of 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High-speed internet; Cable TV; Wired for data; Ceiling fans; Laminate counters; Electric oven and range connections; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.
• Cap rate 139.4% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $235k (94%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $14,775 (1.5% 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. 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?
4. 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.
5. 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.
6. 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: 14.91% ✓
• Cap rate: 139.38%
• Cash-on-cash: 475.31%
• DSCR: 22.15
• GRM: 0.6

CMA / ARV

• ARV (on-the-fly): $244,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2612 W El Dorado St	0.00mi	3/2.0	1,395 (0%)	1mo	$250,000	$179	99
2705 W Decatur St	0.05mi	3/2.0	1,385 (-1%)	3mo	$229,000	$165	94
7401 S Elder Ave	0.08mi	3/2.0	1,336 (-4%)	1mo	$234,000	$175	88
2705 W Charlotte St	0.09mi	3/2.0	1,464 (+5%)	9mo	$244,000	$167	80
7300 S Gardenia Ave	0.15mi	3/2.0	1,535 (+10%)	5mo	$246,000	$160	72
2805 W Fredericksburg St	0.16mi	3/2.0	1,511 (+8%)	10mo	$263,000	$174	71
7416 S Laurel Ave	0.46mi	3/2.0	1,544 (+11%)	3mo	$287,500	$186	58
3220 W Mobile St	0.68mi	3/2.0	1,503 (+8%)	1mo	$265,000	$176	55
3131 W Yuma Ct S	0.49mi	3/2.0	1,586 (+14%)	3mo	$304,700	$192	52
2901 W Mobile Pl	0.63mi	3/2.0	1,494 (+7%)	10mo	$259,900	$174	50
2410 W Little Rock Ct S	0.49mi	3/2.0	1,599 (+15%)	7mo	$287,200	$180	47
8324 S Gardenia Ave	0.71mi	3/2.0	1,584 (+14%)	9mo	$276,000	$174	37

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: —
• Equity multiple: 26.25×
• Total profit: $106,039
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 57.98×
• Total profit: $239,313
• Equity at exit: $1,297

Cash invested: $4,200 (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: 381
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $1,664

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 21%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	0.33mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	0.34mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	0.36mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	0.41mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	0.46mi
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	3d	1	0.51mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	2d	19	0.86mi
4500 W Winston St Broken Arrow, OK	4.0	2.0	1812	$2,445	$1.35	2d	1	1.20mi

Listing history 27 events

1. 2026-06-18
   days on market $15,000 Active 15 DOM
2. 2026-06-17
   days on market $15,000 Active 14 DOM
3. 2026-06-16
   days on market $15,000 Active 13 DOM
4. 2026-06-15
   days on market $15,000 Active 12 DOM
5. 2026-06-13
   days on market $15,000 Active 10 DOM
6. 2026-06-10
   days on market $15,000 Active 7 DOM
7. 2026-06-09
   days on market $15,000 Active 6 DOM
8. 2026-06-08
   days on market $15,000 Active 5 DOM
9. 2026-06-07
   days on market $15,000 Active 4 DOM
10. 2026-06-05
    pricestatusdays on marketlisting id $15,000 Active 1 DOM
11. 2026-05-01
    status Pending
12. 2026-04-17
    listed $250,000 Active
13. 2024-04-18
    soldstatus $250,000
14. 2024-04-12
    soldstatus $250,000 Closed 369-char remark

    Show marketing remark (369 chars)

    Come fall in love with this charming home in desirable Iron Horse Ranch! This popular neighborhood has great amenities for everyone; pool, park, walking trails, and a clubhouse. This 3 bed, 2 full bath cute home features an open floor plan with fresh interior paint, a spacious primary suite, and a covered back patio overlooking the large yard with full privacy fence.

15. 2024-03-18
    status Pending 369-char remark

    Show marketing remark (369 chars)

    Come fall in love with this charming home in desirable Iron Horse Ranch! This popular neighborhood has great amenities for everyone; pool, park, walking trails, and a clubhouse. This 3 bed, 2 full bath cute home features an open floor plan with fresh interior paint, a spacious primary suite, and a covered back patio overlooking the large yard with full privacy fence.

16. 2024-03-08
    listed $248,000 Active 369-char remark

    Show marketing remark (369 chars)

    Come fall in love with this charming home in desirable Iron Horse Ranch! This popular neighborhood has great amenities for everyone; pool, park, walking trails, and a clubhouse. This 3 bed, 2 full bath cute home features an open floor plan with fresh interior paint, a spacious primary suite, and a covered back patio overlooking the large yard with full privacy fence.

17. 2021-12-06
    soldstatus $210,000
18. 2021-11-30
    soldstatus $210,000 Closed 416-char remark

    Show marketing remark (416 chars)

    3 bedroom, 2 full bath brick home located in desirable Iron Horse Ranch neighborhood. Open floor plan. Master bedroom with ensuite bath and double sinks. Large walk in closet. Nice size kitchen with lots of cabinet space! This home has been so well maintained. Move in ready! 2 car garage. Full privacy fence with large backyard. Neighborhood amenities include clubhouse, splash pad, playground, park & pond.

19. 2021-11-16
    status Pending 416-char remark

    Show marketing remark (416 chars)

    3 bedroom, 2 full bath brick home located in desirable Iron Horse Ranch neighborhood. Open floor plan. Master bedroom with ensuite bath and double sinks. Large walk in closet. Nice size kitchen with lots of cabinet space! This home has been so well maintained. Move in ready! 2 car garage. Full privacy fence with large backyard. Neighborhood amenities include clubhouse, splash pad, playground, park & pond.

20. 2021-10-31
    listed $205,000 Active 416-char remark

    Show marketing remark (416 chars)

    3 bedroom, 2 full bath brick home located in desirable Iron Horse Ranch neighborhood. Open floor plan. Master bedroom with ensuite bath and double sinks. Large walk in closet. Nice size kitchen with lots of cabinet space! This home has been so well maintained. Move in ready! 2 car garage. Full privacy fence with large backyard. Neighborhood amenities include clubhouse, splash pad, playground, park & pond.

21. 2016-09-01
    soldstatus $150,100
22. 2016-08-30
    soldstatus $150,000 Closed
23. 2016-07-25
    status Pending
24. 2016-07-19
    listed $150,000 Active
25. 2013-05-05
    historical
26. 2013-05-03
    listed $145,328
27. 2011-01-04
    soldstatus $3,617,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $26,844
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$436
• Taxable income: $20,973
• Est. tax owed @ 24.0%: −$5,033
• After-tax cash flow: $14,930/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

-93.1% since first listed

17 events — show timeline

• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-17 Listed $250,000 MLS Technology, Inc.
• 2024-04-18 Sold (Public Records) $250,000 Public Records
• 2024-04-12 Sold (MLS) $250,000 MLS Technology, Inc.
• 2024-03-18 Pending — MLS Technology, Inc.
• 2024-03-08 Listed $248,000 MLS Technology, Inc.
• 2021-12-06 Sold (Public Records) $210,000 Public Records
• 2021-11-30 Sold (MLS) $210,000 MLS Technology, Inc.
• 2021-11-16 Pending — MLS Technology, Inc.
• 2021-10-31 Listed $205,000 MLS Technology, Inc.
• 2016-09-01 Sold (Public Records) $150,100 Public Records
• 2016-08-30 Sold (MLS) $150,000 MLS Technology, Inc.
• 2016-07-25 Pending — MLS Technology, Inc.
• 2016-07-19 Listed $150,000 MLS Technology, Inc.
• 2013-05-05 Listing Removed — MLS Technology, Inc.
• 2013-05-03 Listed $145,328 MLS Technology, Inc.
• 2011-01-04 Sold (Public Records) $3,617,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,531 · +16.9% YoY. Source: county tax records.