6320 S 114th EastAvenue · Broken Arrow, OK 74012

$160,000

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 11 Days on market

Built 1972 0.30 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE LIVING W/ FIREPLACE & NEW CARPET. KITCHEN-NEW COUNTER TOPS/FLOOR W/ PANTRY, BATHROOM-RE-DONE, STORM WINDOWS, CEILING FANS, FRESH PAINT, HEAT/AIR 2 YRS OLD, COVERED PORCH & PATIO, FLOORED

Key facts

• Recent updates
• Spacious lot
• Cul-de-sac

Tags

• CUL-DE-SAC
• UNION SCHOOL DISTRICT
• SPACIOUS LOT
• RECENT UPDATES
• ROOF NEW
• HVAC NEW

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story residence; Slab foundation
• Construction: Built with brick, wood siding, and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Patio; Porch; Chain link and privacy fencing; Located on a cul-de-sac; Mature trees on the lot; Faces northeast

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Garbage disposal; Microwave; Oven; Range; Gas water heater
• Bedrooms: Master bedroom on the first level; Additional bedrooms on the first level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom with bathtub (hall bath) on the first level
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: High-speed internet available; Cable TV available; Wired for data; Laminate counters; Electric oven connection; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room inside on the first level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.9% 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.
• Union (urban): math 20% / reading 20% proficiency, ranked #160 of 270 in OK (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.9%/yr); 443 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 $80k; list at $160k 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 $160,000

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: 1.08% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,183
• Equity at exit: $23,857

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $24,000
• Equity at exit: $13,834

Cash invested: $44,800 (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 74012

• Rents YoY: 2.9%
• Active inventory: 443
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $343

Break-even live

Break-even rent $1,301

Max offer price $160,000

Occupancy floor 75%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-05
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-21
   status Pending
4. 2026-04-16
   listed $160,000 Active
5. 2015-03-31
   soldstatus $80,000
6. 1999-07-06
   soldstatus $70,000
7. 1999-06-29
   soldstatus $67,900 204-char remark

   Show marketing remark (204 chars)

   LARGE LIVING W/ FIREPLACE & NEW CARPET. KITCHEN-NEW COUNTER TOPS/FLOOR W/ PANTRY, BATHROOM-RE-DONE, STORM WINDOWS, CEILING FANS, FRESH PAINT, HEAT/AIR 2 YRS OLD, COVERED PORCH & PATIO, FLOORED

8. 1999-05-25
   historical 204-char remark

   Show marketing remark (204 chars)

   LARGE LIVING W/ FIREPLACE & NEW CARPET. KITCHEN-NEW COUNTER TOPS/FLOOR W/ PANTRY, BATHROOM-RE-DONE, STORM WINDOWS, CEILING FANS, FRESH PAINT, HEAT/AIR 2 YRS OLD, COVERED PORCH & PATIO, FLOORED

9. 1999-05-22
   listed $70,000 204-char remark

   Show marketing remark (204 chars)

   LARGE LIVING W/ FIREPLACE & NEW CARPET. KITCHEN-NEW COUNTER TOPS/FLOOR W/ PANTRY, BATHROOM-RE-DONE, STORM WINDOWS, CEILING FANS, FRESH PAINT, HEAT/AIR 2 YRS OLD, COVERED PORCH & PATIO, FLOORED

10. 1991-03-06
    soldstatus $39,000

ⓘ 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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $20,823
• − Mortgage interest: −$8,962
• − Property taxes: −$1,461
• − Insurance: −$800
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,655
• Taxable income: $1,613
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $3,733/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: Union
• NCES district ID: 4030600
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $52,744
• Composite: 18.18/100
• National rank: #8962
• State rank: #160 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): 65,060
• Household income: $81,456
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1378.0

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 63% Two or more races 13% Hispanic / Latino 11% Black 7% Asian 5% Native American 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 7% Vietnamese 2% 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: ▼ -170.42%
• Current HPI: 214.1279
• Rent YoY: ▲ 2.94%
• 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

+310.3% since first listed

10 events — show timeline

• 2026-05-05 Pending — MLS Technology, Inc.
• 2026-04-28 Relisted — MLS Technology, Inc.
• 2026-04-21 Pending — MLS Technology, Inc.
• 2026-04-16 Listed $160,000 MLS Technology, Inc.
• 2015-03-31 Sold (Public Records) $80,000 Public Records
• 1999-07-06 Sold (Public Records) $70,000 Public Records
• 1999-06-29 Sold (MLS) $67,900 MLS Technology, Inc.
• 1999-05-25 Listing Removed — MLS Technology, Inc.
• 1999-05-22 Listed $70,000 MLS Technology, Inc.
• 1991-03-06 Sold (Public Records) $39,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,461 · +6.1% YoY. Source: county tax records.