11308 S Ash St · Jenks, OK 74037

$260,000

3 bd · 2.0 ba · 1,770 sqft · SingleFamily public records · 216 Days on market

Built 1987 9,191 sqft lot Est $276k · 6% under

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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 +10.1/15.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, Well Maintained 3 bed, 2 bath, 2 car in Jenks School District. Vaulted ceilings, updated colors, living & dining open. Granite kitchen & master bath freshly painted. Coated air ducts, fireplace are both wood burning & gas. Pergola in back & covered porch. Desirable neighborhood.

Key facts

• Gas fireplace
• Pergola
• Storage space

Tags

• GRANITE KITCHEN
• GAS FIREPLACE
• PERGOLA
• STORAGE SPACE
• DESIRABLE NEIGHBORHOOD

Property features AI

Exterior

• Home design: House
• Exterior features: Lot approximately 9,191 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $32 ($390/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 $220k (15.4% below list).
• Recommended offer: $220k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Jenks — 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 71/100 on livability (#33 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Jenks (suburban): math 34% / reading 35% proficiency, ranked #27 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jenks West Es (math 46% / reading 35%, grade F, #98 of 845 statewide, top 12%, 1,998 students, 0% FRL); Jenks Ms (math 22% / reading 30%, grade F, #79 of 345 statewide, top 24%, 1,831 students, 0% FRL); Jenks Hs (math 40% / reading 49%, grade F, #15 of 447 statewide, top 4%, 3,547 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.2%/yr); 262 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 216 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 35y 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; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,907 (15.4% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $276,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 W 114th Ct S	0.18mi	3/2.0	1,724 (-3%)	1mo	$280,000	$162	86
119 Fox Run Cir	0.23mi	3/2.0	1,792 (+1%)	12mo	$210,000	$117	77
22 Fox Run Cir	0.14mi	3/2.0	1,722 (-3%)	18mo	$245,000	$142	74
11701 S Forest Ct	0.56mi	3/2.0	1,762 (-0%)	0mo	$300,000	$170	73
74 Fox Run Cir	0.15mi	3/2.0	1,597 (-10%)	10mo	$238,000	$149	69
11702 S Gum Ave	0.65mi	3/2.0	1,731 (-2%)	1mo	$270,000	$156	65
197 Fox Run Cir	0.28mi	3/2.0	1,619 (-8%)	16mo	$205,000	$127	60
11709 S Forest Ct	0.58mi	3/2.0	1,709 (-3%)	12mo	$263,000	$154	57
11735 S Holley St S	0.74mi	3/2.0	1,811 (+2%)	15mo	$301,000	$166	49
11722 S Gum Ave	0.75mi	3/2.0	1,652 (-7%)	7mo	$249,900	$151	48
224 E 118th St	0.63mi	4/2.0 (+1)	2,014 (+14%)	2mo	$365,900	$182	41
11718 S Gum Ave	0.73mi	3/3.0	1,602 (-10%)	13mo	$270,000	$169	35

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-39,643
• Equity at exit: $38,767

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-30,126
• Equity at exit: $22,480

Cash invested: $72,800 (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 74037

• Home prices YoY: -23.3%
• Rents YoY: 3.2%
• Active inventory: 262
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,199 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $32

Break-even live

Break-even rent $2,158

Max offer price $260,000

Occupancy floor 94%

Sensitivity live

Price	-10% $180	-5% $106	+0% $32	+5% $-41	+10% $-115
Rent	-10% $-141	-5% $-54	+0% $32	+5% $119	+10% $206
Rate	-1.0pp $163	-0.5pp $99	base $32	+0.5pp $-35	+1.0pp $-103

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11323 S Ash St Jenks, OK	4.0	2.5	2309	$2,150	$0.93	25d	1	0.06mi
806 W 118th St S Jenks, OK	3.0	3.0	1950	$2,299	$1.18	3d	1	0.75mi
1224 W 112th Dr S Jenks, OK	3.0	3.0	1818	$1,950	$1.07	17d	1	0.82mi
11906 S Juniper Ct Jenks, OK	3.0	2.0	1799	$2,200	$1.22	3d	1	1.03mi

Listing history 21 events

1. 2026-06-03
   days on market $260,000 Active 216 DOM
2. 2026-06-02
   days on market $260,000 Active 215 DOM
3. 2026-06-01
   days on market $260,000 Active 214 DOM
4. 2026-05-31
   days on market $260,000 Active 213 DOM
5. 2025-10-30
   listed $260,000 Active
6. 2020-05-05
   soldstatus $175,000
7. 2020-04-30
   soldstatus $175,000 Closed 313-char remark

   Show marketing remark (313 chars)

   Charming, Well Maintained 3 bed, 2 bath, 2 car in Jenks School District. Vaulted ceilings, updated colors, living & dining open. Granite kitchen & master bath freshly painted. Coated air ducts, fireplace are both wood burning & gas. Pergola in back & covered porch. Desirable neighborhood.

8. 2020-03-30
   status Pending 313-char remark

   Show marketing remark (313 chars)

   Charming, Well Maintained 3 bed, 2 bath, 2 car in Jenks School District. Vaulted ceilings, updated colors, living & dining open. Granite kitchen & master bath freshly painted. Coated air ducts, fireplace are both wood burning & gas. Pergola in back & covered porch. Desirable neighborhood.

9. 2020-01-27
   listed $178,000 Active 313-char remark

   Show marketing remark (313 chars)

   Charming, Well Maintained 3 bed, 2 bath, 2 car in Jenks School District. Vaulted ceilings, updated colors, living & dining open. Granite kitchen & master bath freshly painted. Coated air ducts, fireplace are both wood burning & gas. Pergola in back & covered porch. Desirable neighborhood.

10. 2017-11-13
    soldstatus $148,500 Closed 260-char remark

    Show marketing remark (260 chars)

    Super-clean two story home with brand-new carpet & interior paint. Large vaulted great room, eat-in kitchen, master suite on main floor; two beds and a full bath upstairs. Fantastic outdoor living under the back pergola. Nice-sized lot with mature trees!

11. 2017-11-13
    soldstatus $148,500

    Show marketing remark (260 chars)

    Super-clean two story home with brand-new carpet & interior paint. Large vaulted great room, eat-in kitchen, master suite on main floor; two beds and a full bath upstairs. Fantastic outdoor living under the back pergola. Nice-sized lot with mature trees!

12. 2017-10-23
    status Pending 260-char remark

    Show marketing remark (260 chars)

    Super-clean two story home with brand-new carpet & interior paint. Large vaulted great room, eat-in kitchen, master suite on main floor; two beds and a full bath upstairs. Fantastic outdoor living under the back pergola. Nice-sized lot with mature trees!

13. 2017-10-19
    listed $150,000 Active 260-char remark

    Show marketing remark (260 chars)

    Super-clean two story home with brand-new carpet & interior paint. Large vaulted great room, eat-in kitchen, master suite on main floor; two beds and a full bath upstairs. Fantastic outdoor living under the back pergola. Nice-sized lot with mature trees!

14. 2000-02-03
    soldstatus $103,000
15. 2000-01-31
    soldstatus $102,900
16. 2000-01-05
    historical
17. 1999-12-11
    listed $104,900
18. 1999-12-10
    historical
19. 1999-07-15
    listed $104,900
20. 1991-10-02
    soldstatus $72,500
21. 1991-07-05
    listed $75,000

ⓘ 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: $2,796 · $233/mo
• Projected year-2 tax: $2,796 · $233/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 6/10 Major
• 🌡 Heat 6/10 Major 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: $26,389
• − Mortgage interest: −$14,564
• − Property taxes: −$2,796
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$7,564
• Taxable loss: −$4,057
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $1,363/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: Jenks
• NCES district ID: 4015720
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $66,291
• Composite: 31.5/100
• National rank: #5973
• State rank: #27 of 270 in OK

Livability — Jenks

• Score: 71/100
• State rank: #33
• US rank: #7270

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jenks, OK
• County: Tulsa County · 640,811 people
• City population: 24,547
• Metro: Tulsa, OK
• Population (ZIP): 24,547
• Household income: $103,942
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 233.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Two or more races 14% Asian 11% Hispanic / Latino 8% Native American 6% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 10% · Philippines, Canada, China
• Languages at home: 86% English-only · Other Asian/Pacific 6% Spanish 4% Russian/Polish/Slavic 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: ▼ -62.99%
• Current HPI: 207.6174
• Rent YoY: ▲ 3.20%
• 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

+246.7% since first listed

17 events — show timeline

• 2025-10-30 Listed $260,000 ForSaleByOwner.com
• 2020-05-05 Sold (Public Records) $175,000 Public Records
• 2020-04-30 Sold (MLS) $175,000 MLS Technology, Inc.
• 2020-03-30 Pending — MLS Technology, Inc.
• 2020-01-27 Listed $178,000 MLS Technology, Inc.
• 2017-11-13 Sold (Public Records) $148,500 Public Records
• 2017-11-13 Sold (MLS) $148,500 MLS Technology, Inc.
• 2017-10-23 Pending — MLS Technology, Inc.
• 2017-10-19 Listed $150,000 MLS Technology, Inc.
• 2000-02-03 Sold (Public Records) $103,000 Public Records
• 2000-01-31 Sold (MLS) $102,900 MLS Technology, Inc.
• 2000-01-05 Listing Removed — MLS Technology, Inc.
• 1999-12-11 Listed $104,900 MLS Technology, Inc.
• 1999-12-10 Listing Removed — MLS Technology, Inc.
• 1999-07-15 Listed $104,900 MLS Technology, Inc.
• 1991-10-02 Sold (Public Records) $72,500 Public Records
• 1991-07-05 Listed $75,000 MLS Technology, Inc.

Property tax history

+4.6%/yr

Latest (2025): $2,796 · +4.1% YoY. Source: county tax records.