7705 S Park Ave · Broken Arrow, OK 74011

$236,000

3 bd · 2.0 ba · 1,746 sqft · SingleFamily public records · 6 Days on market

Built 1972 9,600 sqft lot Est $285k · 17% under

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Why this score? — see what drove the C+ 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• 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

New Roof and Master Shower - Spacious 3 bedroom, 2 bathroom home in Broken Arrow offering with a great floor plan and excellent storage. The large primary suite features a private bathroom and walk-in closet, and bedroom three also includes its own walk-in closet. Enjoy outdoor living with a covered back patio overlooking the backyard with mature trees, plus a covered front porch perfect for relaxing. The property also includes a large attached garage with additional workshop space, ideal for tools, projects, or extra storage. The home offers solid construction and a functional layout with room for buyers to update finishes and add their personal style. Conveniently located near shopping, r

Key facts

• Covered front porch
• Attached garage
• Walk-in closet

Tags

• PRIVATE BATHROOM
• WALK-IN CLOSET
• COVERED BACK PATIO
• MATURE TREES
• COVERED FRONT PORCH
• ATTACHED GARAGE

Property features AI

Finance

• HOA & community: Community features include gutters and sidewalks

Exterior

• Parking: Attached garage; 2-car garage
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces west; Slab foundation; Handicap accessible
• Construction: Built with brick, vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Sprinkler / irrigation system; Rain gutters; Covered patio / porch; Privacy fencing; Mature trees

Interior

• Kitchen: Island kitchen; Dishwasher; Microwave; Oven; Range / Stove; Refrigerator; Gas water heater
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Two additional bedrooms (first floor); one with walk-in closet
• Flooring: Carpet; Tile; Wood veneer
• Bathrooms: Master bath with shower; Hall full bath with shower
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum frame and vinyl windows; Laminate counters; Low-threshold shower (accessibility feature); Electric oven and range connections
• Laundry & utility: Utility room (inside, first floor); Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/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 $234k (0.8% below list).
• Recommended offer: $234k (0.8% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $234,078 (0.8% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $284,598
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 W Albuquerque St	0.27mi	3/2.0	1,786 (+2%)	1mo	$303,000	$170	82
7204 S Lions Ave	0.28mi	3/2.0	1,633 (-6%)	1mo	$284,050	$174	75
7025 S Maple Ave	0.33mi	3/2.0	1,633 (-6%)	1mo	$288,175	$176	72
1405 W Yuma Cir	0.51mi	4/2.0 (+1)	1,784 (+2%)	0mo	$290,000	$163	67
7205 S Maple Ave	0.33mi	4/2.0 (+1)	1,615 (-8%)	1mo	$281,107	$174	66
7008 S Maple Ave	0.33mi	3/2.0	1,981 (+14%)	0mo	$318,590	$161	62
7104 S Maple Ave	0.33mi	3/2.0	1,981 (+14%)	1mo	$323,280	$163	61
7208 S Maple Ave	0.33mi	3/2.0	1,981 (+14%)	2mo	$323,465	$163	60
7112 S Maple Ave	0.33mi	4/2.0 (+1)	1,940 (+11%)	0mo	$316,555	$163	60
1905 W Huntsville Pl	0.72mi	2/2.0 (-1)	1,776 (+2%)	1mo	$321,750	$181	58
1409 W Baton Rouge Cir	0.45mi	4/2.0 (+1)	1,980 (+13%)	0mo	$314,900	$159	51
7005 S Birch Ave	0.56mi	4/2.5 (+1)	1,902 (+9%)	1mo	$269,200	$142	51

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-10,051
• Equity at exit: $35,188

10-year hold

• IRR: 6.7%
• Equity multiple: 1.53×
• Total profit: $34,876
• Equity at exit: $20,405

Cash invested: $66,080 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $403

Break-even live

Break-even rent $1,831

Max offer price $236,000

Occupancy floor 78%

Sensitivity live

Price	-10% $537	-5% $470	+0% $403	+5% $336	+10% $270
Rent	-10% $218	-5% $311	+0% $403	+5% $496	+10% $588
Rate	-1.0pp $522	-0.5pp $463	base $403	+0.5pp $342	+1.0pp $280

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	11d	1	0.77mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	0.82mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	0.91mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	1.11mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	1.12mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	1.12mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	2d	19	1.43mi

Listing history 6 events

1. 2026-05-24
   status Pending
2. 2026-05-20
   status Active
3. 2026-05-20
   price $236,000
4. 2026-03-14
   status Pending
5. 2026-03-14
   historical
6. 2026-03-11
   listed $217,000 Active

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $2,124 · $177/mo
• Expected delta: +$802/yr (+$67/mo · 60.7%)

ⓘ 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 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: $28,089
• − Mortgage interest: −$13,220
• − Property taxes: −$1,322
• − Insurance: −$1,180
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$6,865
• Taxable income: $1,008
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $4,595/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

+8.8% since first listed

6 events — show timeline

• 2026-05-24 Pending — MLS Technology, Inc.
• 2026-05-20 Relisted — MLS Technology, Inc.
• 2026-05-20 Price Changed $236,000 MLS Technology, Inc.
• 2026-03-14 Pending — MLS Technology, Inc.
• 2026-03-14 Listing Removed — MLS Technology, Inc.
• 2026-03-11 Listed $217,000 MLS Technology, Inc.

Property tax history

-0.1%/yr

Latest (2025): $1,322 · -0.1% YoY. Source: county tax records.