3229 S 214th EastAvenue · Broken Arrow, OK 74014

$210,000

3 bd · 2.0 ba · 1,355 sqft · Land public records · 40 Days on market

Built 1979 6,969 sqft lot

---

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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• 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

Opportunity is knocking with this 3 bedroom 2 full bath home with gunite pool! The backyard features an oversized covered patio, ambient lighting, large pool, storage shed and plenty of room to entertain. Inside offers 3 bedrooms with walk-in closets. The eat-in kitchen marks a bar height counter overlooking the living space and newer tile flooring. 2 car attached garage. Your final touches will make it the perfect home. Selling As Is.

Key facts

• Inground pool
• Stone exterior
• New roof

Tags

• INGROUND POOL
• STONE EXTERIOR
• OVERSIZED COVERED PATIO
• SPARKLING GUNITE POOL
• NEW ROOF

Property features AI

Finance

• HOA & community: Gutters listed as a community feature

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Stone veneer and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio and porch; Porch; Rain gutters; Full privacy fencing; Shed(s); Gunite in-ground pool

Interior

• Kitchen: Country-style kitchen; Oven; Range; Dishwasher; Disposal
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Additional bedrooms with walk-in closets (first level)
• Flooring: Carpet; Tile; Wood veneer
• Bathrooms: Master bath with shower (first level); Hall full bath with bathtub (first level); Total of 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames
• Laundry & utility: Utility room in garage; Gas water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-12 ($-149/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (16.6% below list).
• Recommended offer: $175k (16.6% 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: 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 (+2.1%/yr); 652 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 40 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $145k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $175,057 (16.6% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

No comps found within radius.

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: $-36,363
• Equity at exit: $31,312

10-year hold

• IRR: -11.5%
• Equity multiple: 0.34×
• Total profit: $-38,908
• 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 74014

• Rents YoY: 2.1%
• Active inventory: 652
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-12

Break-even live

Break-even rent $1,766

Max offer price $207,810

Occupancy floor 96%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3515 E Hudson St Unit (3513) Broken Arrow, OK	3.0	2.0	1135	$1,395	$1.23	23d	1	0.68mi
3400 E Fairmont St Unit 3413 Broken Arrow, OK	2.0	1.0	950	$1,299	$1.37	19d	1	0.81mi
3400 E Fairmont St Broken Arrow, OK	2.0	1.0	950	$1,299	$1.37	10d	1	0.81mi
4915 N 36th St Broken Arrow, OK	4.0	2.0	1739	$1,940	$1.12	19d	1	1.02mi
20241 E 43rd Pl S Broken Arrow, OK	4.0	2.0	1746	$2,028	$1.16	1d	1	1.24mi

Listing history 25 events

1. 2026-06-18
   days on market $210,000 Active 40 DOM
2. 2026-06-17
   days on market $210,000 Active 39 DOM
3. 2026-06-16
   days on market $210,000 Active 38 DOM
4. 2026-06-15
   days on market $210,000 Active 37 DOM
5. 2026-06-13
   days on market $210,000 Active 35 DOM
6. 2026-06-10
   days on market $210,000 Active 32 DOM
7. 2026-06-09
   days on market $210,000 Active 31 DOM
8. 2026-06-08
   days on market $210,000 Active 30 DOM
9. 2026-06-07
   days on market $210,000 Active 29 DOM
10. 2026-06-05
    days on market $210,000 Active 26 DOM
11. 2026-06-03
    days on market $210,000 Active 25 DOM
12. 2026-06-02
    days on market $210,000 Active 24 DOM
13. 2026-06-01
    days on market $210,000 Active 23 DOM
14. 2026-05-31
    days on market $210,000 Active 22 DOM
15. 2026-05-21
    status Active
16. 2026-03-23
    status Pending
17. 2026-03-23
    historical
18. 2026-03-11
    listed $210,000 Active
19. 2023-12-31
    historical $1,400
20. 2023-12-14
    price $1,400
21. 2023-11-29
    price $1,500
22. 2023-11-15
    listed $1,600
23. 2022-08-19
    soldstatus $145,000 Closed 439-char remark

    Show marketing remark (439 chars)

    Opportunity is knocking with this 3 bedroom 2 full bath home with gunite pool! The backyard features an oversized covered patio, ambient lighting, large pool, storage shed and plenty of room to entertain. Inside offers 3 bedrooms with walk-in closets. The eat-in kitchen marks a bar height counter overlooking the living space and newer tile flooring. 2 car attached garage. Your final touches will make it the perfect home. Selling As Is.

24. 2022-07-13
    status Pending 439-char remark

    Show marketing remark (439 chars)

    Opportunity is knocking with this 3 bedroom 2 full bath home with gunite pool! The backyard features an oversized covered patio, ambient lighting, large pool, storage shed and plenty of room to entertain. Inside offers 3 bedrooms with walk-in closets. The eat-in kitchen marks a bar height counter overlooking the living space and newer tile flooring. 2 car attached garage. Your final touches will make it the perfect home. Selling As Is.

25. 2022-07-06
    listed $129,000 Active 439-char remark

    Show marketing remark (439 chars)

    Opportunity is knocking with this 3 bedroom 2 full bath home with gunite pool! The backyard features an oversized covered patio, ambient lighting, large pool, storage shed and plenty of room to entertain. Inside offers 3 bedrooms with walk-in closets. The eat-in kitchen marks a bar height counter overlooking the living space and newer tile flooring. 2 car attached garage. Your final touches will make it the perfect home. Selling As Is.

ⓘ 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: $2,479 · $207/mo
• Projected year-2 tax: $2,479 · $207/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,007
• − Mortgage interest: −$11,763
• − Property taxes: −$2,479
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$6,109
• Taxable loss: −$3,756
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $753/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

• 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

+62.8% since first listed

11 events — show timeline

• 2026-05-21 Relisted — MLS Technology, Inc.
• 2026-03-23 Pending — MLS Technology, Inc.
• 2026-03-23 Listing Removed — MLS Technology, Inc.
• 2026-03-11 Listed $210,000 MLS Technology, Inc.
• 2023-12-31 Rental Removed $1,400 APPFOLIO
• 2023-12-14 Price Changed $1,400 APPFOLIO
• 2023-11-29 Price Changed $1,500 APPFOLIO
• 2023-11-15 Listed for Rent $1,600 APPFOLIO
• 2022-08-19 Sold (MLS) $145,000 MLS Technology, Inc.
• 2022-07-13 Pending — MLS Technology, Inc.
• 2022-07-06 Listed $129,000 MLS Technology, Inc.

Property tax history

+8.2%/yr

Latest (2025): $2,479 · +0.7% YoY. Source: county tax records.