5213 S Lions Ave · Broken Arrow, OK 74011

$120,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 3 Days on market

Built 1982 9,856 sqft lot Est $215k · 44% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

PROPERTY SOLD AS-IS. MUST HAVE PRE-APPROVAL LETTER OR PROOF OF FUNDS WITH OFFER.

Key facts

• Private yard
• Stone fireplace
• Mature trees

Tags

• STONE FIREPLACE
• PRIVATE YARD
• MATURE TREES

Property features AI

Finance

• HOA & community: Community features include guttering

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; High speed internet available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation; Stone and wood siding on wood frame construction; Asphalt/fiberglass roof
• Construction: Built (year per public records); Stone exterior, wood siding, wood frame construction; Asphalt/fiberglass roof; Slab foundation
• Exterior features: Rain gutters; Chain link and privacy fencing; Mature trees on lot

Interior

• Kitchen: Dishwasher; Oven; Range / Stove; Refrigerator; Gas water heater
• Bedrooms: Master bedroom with private bath (first floor); Additional bedrooms on first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bath with bathtub; Hall bath with bathtub
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; Gas range connection; No additional interior safety shelter noted
• Laundry & utility: Electric dryer hookup; Inside, separate utility room (first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 12.4% 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); 385 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 33y 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 $60k; list at $120k implies a 100% 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 $120,000

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: 1.54% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.85%
• DSCR: 1.97
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $214,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 W Miami St	0.26mi	3/2.0	1,274 (+0%)	0mo	$235,000	$184	87
1109 W Los Angeles Cir	0.18mi	3/2.0	1,240 (-2%)	5mo	$205,000	$165	84
1113 W Durham St	0.34mi	3/2.0	1,320 (+4%)	2mo	$225,000	$170	75
1308 W Birmingham St	0.47mi	3/2.0	1,232 (-3%)	0mo	$255,000	$207	73
1116 W Birmingham St	0.47mi	3/2.0	1,340 (+6%)	1mo	$195,000	$146	68
417 W Birmingham Ave	0.64mi	3/2.0	1,286 (+1%)	2mo	$220,000	$171	66
4609 S Date Ave	0.66mi	3/2.0	1,260 (-1%)	3mo	$198,000	$157	66
4605 S Cedar Ave	0.71mi	3/2.0	1,260 (-1%)	4mo	$210,000	$167	63
4416 S Elm Ave	0.60mi	3/1.5	1,324 (+4%)	6mo	$220,000	$166	58
4508 S Ironwood Ave	0.52mi	3/2.0	1,449 (+14%)	1mo	$245,000	$169	51
433 W Austin St	0.65mi	3/2.0	1,136 (-11%)	3mo	$210,000	$185	50
4332 S Elm Ave	0.72mi	3/1.0	1,368 (+8%)	5mo	$187,000	$137	45

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $21,611
• Equity at exit: $17,892

10-year hold

• IRR: 25.2%
• Equity multiple: 3.31×
• Total profit: $77,759
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$629
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $612

Break-even live

Break-even rent $1,075

Max offer price $120,000

Occupancy floor 62%

Sensitivity live

Price	-10% $680	-5% $646	+0% $612	+5% $578	+10% $544
Rent	-10% $466	-5% $539	+0% $612	+5% $685	+10% $758
Rate	-1.0pp $672	-0.5pp $642	base $612	+0.5pp $581	+1.0pp $549

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.42mi
4801 S Elm Pl Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,729	$1.68	3d	8	0.58mi
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	3d	36	0.81mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	17d	1	1.04mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	22d	1	1.07mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	3d	19	1.09mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	11d	1	1.13mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	17d	1	1.22mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	25d	1	1.30mi
2909 S Narcissus Ave Broken Arrow, OK	3.0	2.0	1200	$1,625	$1.35	21d	1	1.44mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	11d	1	1.44mi

Listing history 4 events

1. 2026-06-22
   statusdays on market $120,000 Pending 3 DOM
2. 2026-06-18
   days on market $120,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $120,000 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: $2,042 · $170/mo
• Projected year-2 tax: $2,042 · $170/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 7/10 Severe 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: $22,196
• − Mortgage interest: −$6,722
• − Property taxes: −$2,042
• − Insurance: −$600
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,491
• Taxable income: $5,790
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $5,952/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

+823.1% since first listed

10 events — show timeline

• 2026-06-16 Listed $120,000 MLS Technology, Inc.
• 2004-12-01 Sold (MLS) $59,900 MLS Technology, Inc.
• 2004-11-08 Listing Removed — MLS Technology, Inc.
• 2004-10-27 Listed $59,900 MLS Technology, Inc.
• 1995-11-24 Listing Removed — MLS Technology, Inc.
• 1995-05-23 Listed $61,900 MLS Technology, Inc.
• 1994-04-26 Listing Removed — MLS Technology, Inc.
• 1994-02-09 Sold (Public Records) $53,000 Public Records
• 1993-10-26 Listed $54,900 MLS Technology, Inc.
• 1982-08-01 Sold (Public Records) $13,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,042 · +4.9% YoY. Source: county tax records.