Rc Clark Plan · Broken Arrow, OK 74011

$258,000

3 bd · 2.0 ba · 1,422 sqft · SingleFamily · 250 Days on market

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• 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

Key facts

• 2 garage spots
• Listed 250 days

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $258000

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Home design: Plan: Rc Clark; New construction inventory type: Plan
• Exterior features: Located at 7005 S Maple Ave, Broken Arrow, OK 74011

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1422

🏗️ New construction. The $258,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,272.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $59 ($705/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 $226k (12.3% below list).
• Recommended offer: $226k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 fast (+4.1%/yr); 381 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $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

• It's been on market 250 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,369 (12.3% below list)

Questions for the listing agent

1. It's been on market 250 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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $250,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7121 S Maple Ave	0.00mi	3/2.0	1,422 (0%)	2mo	$267,200	$188	99
7105 S Maple Ave	0.00mi	3/2.0	1,422 (0%)	4mo	$267,200	$188	97
7600 S Maple Ave	0.07mi	3/2.0	1,414 (-1%)	3mo	$185,000	$131	94
7208 S Lions Ave	0.06mi	3/2.0	1,446 (+2%)	2mo	$277,144	$192	93
7508 S Lions Ave	0.06mi	3/2.0	1,252 (-12%)	2mo	$185,000	$148	76
7025 S Maple Ave	0.00mi	3/2.0	1,633 (+15%)	1mo	$288,175	$176	74
7204 S Lions Ave	0.06mi	3/2.0	1,633 (+15%)	1mo	$284,050	$174	72
7205 S Maple Ave	0.00mi	4/2.0 (+1)	1,615 (+14%)	1mo	$281,107	$174	72
7017 S Maple Ave	0.00mi	4/2.0 (+1)	1,613 (+13%)	3mo	$285,775	$177	70
7020 S Maple Ave	0.00mi	4/2.0 (+1)	1,615 (+14%)	4mo	$282,107	$175	69
7606 Glenwood Cir	0.41mi	3/2.0	1,634 (+15%)	2mo	$245,000	$150	54
7505 S Walnut Ave	0.49mi	3/2.0	1,606 (+13%)	4mo	$285,000	$177	53

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-34,270
• Equity at exit: $37,316

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-14,357
• Equity at exit: $21,639

Cash invested: $70,076 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,312
• Tax est. 1.5%: −$313 /mo · $3,754/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $59

Break-even live

Break-even rent $2,189

Max offer price $250,272

Occupancy floor 92%

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: $62,568
• Closing costs: $7,508
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	0.45mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	0.56mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	0.84mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	0.85mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	0.85mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	1d	19	1.12mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	1.12mi
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	3d	1	1.33mi

Listing history 14 events

1. 2026-06-18
   days on market $258,000 Active 250 DOM
2. 2026-06-17
   days on market $258,000 Active 249 DOM
3. 2026-06-16
   days on market $258,000 Active 248 DOM
4. 2026-06-15
   days on market $258,000 Active 247 DOM
5. 2026-06-13
   days on market $258,000 Active 245 DOM
6. 2026-06-10
   days on market $258,000 Active 242 DOM
7. 2026-06-09
   days on market $258,000 Active 241 DOM
8. 2026-06-08
   days on market $258,000 Active 240 DOM
9. 2026-06-07
   days on market $258,000 Active 239 DOM
10. 2026-06-05
    days on market $258,000 Active 236 DOM
11. 2026-06-03
    days on market $258,000 Active 235 DOM
12. 2026-06-02
    days on market $258,000 Active 234 DOM
13. 2026-06-01
    days on market $258,000 Active 233 DOM
14. 2026-05-31
    days on market $258,000 Active 232 DOM

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

Taxation est. · year 1

• Rental income: $27,164
• − Mortgage interest: −$14,019
• − Property taxes: −$3,754
• − Insurance: −$1,251
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$7,281
• Taxable loss: −$3,487
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $1,542/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