8005 S Date Ave · Broken Arrow, OK 74011

$231,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 2 Days on market

Built 1982 8,603 sqft lot Est $230k · at est.

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.2/15.0
• 1% rule +5.5/10.0
• 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

Amazing energy efficient brick home offers upgraded low E windows & ceiling fans, vaulted living w/ fireplace & surround sound, master bath remodel, engineered hardwoods in bedroom, mature trees, gorgeous deck overlooking fully fenced back yard.

Key facts

• Covered patio
• Newer windows
• Updated bathrooms

Tags

• NEWER WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOMS
• COVERED PATIO
• BEAUTIFUL BACKYARD RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $231k).
• Cap rate 8.6% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 34y 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 $125k; list at $231k implies a 85% 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 $231,000

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: 1.05% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.16%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $229,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8005 S Date Ave	0.00mi	3/2.0	1,312 (0%)	1mo	$230,000	$175	99
8217 S Date Ave	0.19mi	3/2.0	1,326 (+1%)	1mo	$235,500	$178	88
8111 S Date Pl	0.11mi	3/1.5	1,259 (-4%)	5mo	$208,000	$165	82
8215 S Date St	0.18mi	3/2.0	1,266 (-4%)	5mo	$210,000	$166	82
809 W Glendale St	0.35mi	3/2.0	1,478 (+13%)	4mo	$181,500	$123	59
7508 S Lions Ave	0.72mi	3/2.0	1,252 (-5%)	2mo	$185,000	$148	57
7813 S Juniper Pl	0.59mi	3/2.0	1,342 (+2%)	15mo	$250,000	$186	56
1101 W Fredericksburg St	0.62mi	3/2.0	1,354 (+3%)	18mo	$222,000	$164	51
7208 S Lions Ave	0.71mi	3/2.0	1,446 (+10%)	2mo	$277,144	$192	48
1208 W Huntsville St	0.70mi	3/2.0	1,242 (-5%)	13mo	$230,000	$185	48
1117 W Fredericksburg St	0.68mi	3/2.0	1,241 (-5%)	17mo	$207,500	$167	45
7805 S Juniper Pl	0.59mi	3/2.0	1,188 (-10%)	16mo	$211,000	$178	43

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-6,799
• Equity at exit: $34,443

10-year hold

• IRR: 8.0%
• Equity multiple: 1.64×
• Total profit: $41,189
• Equity at exit: $19,973

Cash invested: $64,680 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$1,211
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $440

Break-even live

Break-even rent $1,858

Max offer price $231,000

Occupancy floor 77%

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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	0.92mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	1.17mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	1.18mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	1.44mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	1.45mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	1.46mi

Listing history 19 events

1. 2026-03-15
   status Pending
2. 2026-03-15
   status Active
3. 2026-03-15
   price $231,000
4. 2026-03-15
   status Pending
5. 2026-03-13
   listed $229,900 Active
6. 2016-09-15
   soldstatus $125,000
7. 2016-09-13
   historical 257-char remark

   Show marketing remark (257 chars)

   Amazing energy efficient brick home offers upgraded low E windows & ceiling fans, vaulted living w/ fireplace & surround sound, master bath remodel, engineered hardwoods in bedroom, mature trees, gorgeous deck overlooking fully fenced back yard.

8. 2016-09-12
   soldstatus $125,000 Closed 257-char remark

   Show marketing remark (257 chars)

   Amazing energy efficient brick home offers upgraded low E windows & ceiling fans, vaulted living w/ fireplace & surround sound, master bath remodel, engineered hardwoods in bedroom, mature trees, gorgeous deck overlooking fully fenced back yard.

9. 2016-07-21
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Amazing energy efficient brick home offers upgraded low E windows & ceiling fans, vaulted living w/ fireplace & surround sound, master bath remodel, engineered hardwoods in bedroom, mature trees, gorgeous deck overlooking fully fenced back yard.

10. 2016-07-16
    listed $124,500 Active 257-char remark

    Show marketing remark (257 chars)

    Amazing energy efficient brick home offers upgraded low E windows & ceiling fans, vaulted living w/ fireplace & surround sound, master bath remodel, engineered hardwoods in bedroom, mature trees, gorgeous deck overlooking fully fenced back yard.

11. 2009-07-08
    soldstatus $92,000 113-char remark

    Show marketing remark (113 chars)

    Indian Springs Subdivision~~~3 bedrooms, 2 baths, 2 car garage, new roof & central H & A in March 2009.

12. 2009-06-11
    historical 113-char remark

    Show marketing remark (113 chars)

    Indian Springs Subdivision~~~3 bedrooms, 2 baths, 2 car garage, new roof & central H & A in March 2009.

13. 2009-04-28
    listed $104,900 113-char remark

    Show marketing remark (113 chars)

    Indian Springs Subdivision~~~3 bedrooms, 2 baths, 2 car garage, new roof & central H & A in March 2009.

14. 2008-09-25
    historical
15. 2008-08-29
    listed $83,000
16. 1995-05-09
    soldstatus $63,000
17. 1995-02-17
    listed $65,500
18. 1993-02-11
    soldstatus $61,500
19. 1992-08-09
    listed $64,950

ⓘ 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: $1,922 · $160/mo
• Projected year-2 tax: $2,079 · $173/mo
• Expected delta: +$157/yr (+$13/mo · 8.2%)

ⓘ 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 5% 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: $28,973
• − Mortgage interest: −$12,940
• − Property taxes: −$1,922
• − Insurance: −$1,155
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$6,720
• Taxable income: $1,601
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $4,891/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

+255.7% since first listed

19 events — show timeline

• 2026-03-15 Pending — MLS Technology, Inc.
• 2026-03-15 Relisted — MLS Technology, Inc.
• 2026-03-15 Price Changed $231,000 MLS Technology, Inc.
• 2026-03-15 Pending — MLS Technology, Inc.
• 2026-03-13 Listed $229,900 MLS Technology, Inc.
• 2016-09-15 Sold (Public Records) $125,000 Public Records
• 2016-09-13 Listing Removed — MLS Technology, Inc.
• 2016-09-12 Sold (MLS) $125,000 MLS Technology, Inc.
• 2016-07-21 Pending — MLS Technology, Inc.
• 2016-07-16 Listed $124,500 MLS Technology, Inc.
• 2009-07-08 Sold (MLS) $92,000 MLS Technology, Inc.
• 2009-06-11 Listing Removed — MLS Technology, Inc.
• 2009-04-28 Listed $104,900 MLS Technology, Inc.
• 2008-09-25 Listing Removed — MLS Technology, Inc.
• 2008-08-29 Listed $83,000 MLS Technology, Inc.
• 1995-05-09 Sold (Public Records) $63,000 Public Records
• 1995-02-17 Listed $65,500 MLS Technology, Inc.
• 1993-02-11 Sold (Public Records) $61,500 Public Records
• 1992-08-09 Listed $64,950 MLS Technology, Inc.

Property tax history

+3.4%/yr

Latest (2025): $1,922 · +3.1% YoY. Source: county tax records.