7308 S Gardenia Ave · Broken Arrow, OK 74011

$224,900

3 bd · 2.0 ba · 1,194 sqft · SingleFamily public records · 9 Days on market

Built 2012 9,487 sqft lot Est $228k · at est. $31/mo HOA · 2% of rent

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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 +14.0/30.0
• ARV discount +8.1/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• 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

Home is located minutes from Haikey Creek / hiking trails, Warren Theatre and Spring Creek Elementary. Very well kept Home. A Must See! Listing Realtor related to Seller.

Key facts

• Security system
• Oversized backyard
• Bonus room addition

Tags

• PAID-OFF SOLAR PANELS
• SECURITY SYSTEM
• FLEXIBLE LIVING SPACE
• OVERSIZED BACKYARD
• BONUS ROOM ADDITION
• HOME OFFICE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with annual fee of $375; Community amenities include clubhouse, park, and trails; Community features include gutters and sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Water available; Public sewer; Rural water source
• Home design: Single-story home; Faces east; Slab foundation; Brick and wood frame construction; Asphalt/fiberglass roof
• Construction: Built according to public records; Brick and wood frame construction; Asphalt/fiberglass roof; Slab foundation
• Exterior features: Concrete driveway; Landscaping; Rain gutters; Satellite dish; Covered patio and porch; Porch

Interior

• Kitchen: Country-style kitchen with breakfast nook; Built-in oven; Oven; Range / Stove; Dishwasher; Disposal
• Bedrooms: Multiple first-floor bedrooms with walk-in closets; Master bedroom on the first floor with private bath and walk-in closet
• Flooring: Concrete; Laminate; Tile
• Bathrooms: Two full bathrooms (including a master full bath and a hall full bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl and insulated windows; Insulated doors; Laminate counters; Ceiling fan(s); Cable TV; Programmable thermostat; Gas range connection
• Laundry & utility: Inside utility room (separate); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $30 ($358/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 $196k (12.8% below list).
• Recommended offer: $196k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Aspen Creek Es (math 23% / reading 22%, grade F, #409 of 845 statewide, top 49%, 628 students, 0% FRL); Childers Ms (math 16% / reading 28%, grade F, #129 of 345 statewide, top 42%, 796 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 fast (+4.1%/yr); 385 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $175k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $196,048 (12.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $228,054
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7216 S Gardenia Ave	0.04mi	3/2.0	1,139 (-5%)	17mo	$217,500	$191	76
7401 S Elder Ave	0.22mi	3/2.0	1,336 (+12%)	1mo	$234,000	$175	69

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-32,362
• Equity at exit: $33,533

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-16,583
• Equity at exit: $19,445

Cash invested: $62,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$215 /mo · $2,578/yr
• Insurance: −$94
• HOA: −$31
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $30

Break-even live

Break-even rent $1,923

Max offer price $224,900

Occupancy floor 93%

Sensitivity live

Price	-10% $157	-5% $93	+0% $30	+5% $-34	+10% $-97
Rent	-10% $-125	-5% $-48	+0% $30	+5% $107	+10% $185
Rate	-1.0pp $143	-0.5pp $87	base $30	+0.5pp $-28	+1.0pp $-88

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	3d	19	0.81mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 7 events

1. 2026-06-22
   days on market $224,900 Active 9 DOM
2. 2026-06-18
   days on market $224,900 Active 6 DOM
3. 2026-06-17
   days on market $224,900 Active 5 DOM
4. 2026-06-16
   days on market $224,900 Active 4 DOM
5. 2026-06-15
   days on market $224,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $224,900 Active 1 DOM

ⓘ 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: $2,578 · $215/mo
• Projected year-2 tax: $2,578 · $215/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $23,526
• − Mortgage interest: −$12,598
• − Property taxes: −$2,578
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − HOA: −$372
• − Depreciation: −$6,543
• Taxable loss: −$3,453
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $1,187/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

-93.8% since first listed

13 events — show timeline

• 2026-06-12 Listed $224,900 MLS Technology, Inc.
• 2021-03-25 Sold (Public Records) $175,000 Public Records
• 2021-03-24 Sold (MLS) $175,000 MLS Technology, Inc.
• 2021-01-11 Pending — MLS Technology, Inc.
• 2021-01-07 Listed $188,000 MLS Technology, Inc.
• 2019-04-09 Sold (Public Records) $145,000 Public Records
• 2019-04-05 Sold (MLS) $145,000 MLS Technology, Inc.
• 2019-03-18 Pending — MLS Technology, Inc.
• 2018-12-06 Listed $153,000 MLS Technology, Inc.
• 2013-05-31 Sold (MLS) $124,473 MLS Technology, Inc.
• 2013-02-12 Listing Removed — MLS Technology, Inc.
• 2012-11-01 Listed $132,834 MLS Technology, Inc.
• 2011-01-04 Sold (Public Records) $3,617,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,578 · +3.0% YoY. Source: county tax records.