8008 E Madison St · Broken Arrow, OK 74014

$244,900

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 71 Days on market

Built 1986 10,329 sqft lot Est $265k · 7% 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 +14.9/30.0
• ARV discount +10.8/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 2-bath home in Ridgeway Heights, offering a comfortable layout and great potential. The home features a spacious living area, a functional kitchen, and a dedicated dining area. The primary bedroom includes a private bath. Enjoy a sizable backyard perfect for outdoor activities, gardening, or relaxing. This property is being sold as-is and needs TLC, presenting an excellent opportunity to make it your own in a well-established neighborhood conveniently located near schools, shopping, and dining.

Key facts

• Fresh paint
• New carpet
• New water heater

Tags

• NEW HVAC SYSTEM
• NEW WATER HEATER
• FRESH PAINT
• NEW CARPET
• NEW LUXURY VINYL FLOORING
• UPDATED HALL BATHROOM

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached garage; 2-car garage; Garage faces rear; Asphalt driveway
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Slab foundation
• Construction: Built per public records; Brick and wood siding with wood frame construction; Asphalt fiberglass roof
• Exterior features: Covered patio; Patio; Dog run; Rain gutters; Chain link fencing; Mature trees

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Stove; Plumbed for ice maker; Breakfast nook
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Bedroom with walk-in closet (first floor); Bedroom with walk-in closet (first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: Master full bathroom (first floor); Hall full bathroom with vent (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Aluminum window frames; Electric oven connection
• Laundry & utility: Utility room inside (first floor); Washer hookup; 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 $245k.

Deal economics

• At list price, monthly cash flow is $71 ($849/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 $199k (18.7% below list).
• Recommended offer: $199k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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.
• Zoned schools: Highland Park Es (math 41% / reading 33%, grade F, #132 of 845 statewide, top 19%, 698 students, 0% FRL); Oneta Ridge Ms (math 25% / reading 26%, grade F, #84 of 345 statewide, top 26%, 924 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.1%/yr); 655 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 581 units permitted in Wagoner County in 2024 (0 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.
• Wagoner County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 32y ago; this cycle's ask has dropped $33k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $245k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,134 (18.7% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $264,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8005 E Lansing St	0.11mi	3/2.0	1,301 (-3%)	5mo	$211,500	$163	86
8112 E Lansing St	0.10mi	3/2.0	1,451 (+9%)	1mo	$252,000	$174	80
8101 E Princeton St	0.17mi	3/1.0	1,243 (-7%)	8mo	$230,505	$185	70
1414 N 83rd St	0.35mi	3/2.0	1,422 (+6%)	7mo	$250,590	$176	67
1501 N 83rd St	0.28mi	3/2.0	1,480 (+11%)	7mo	$258,215	$174	63
8007 E Princeton St	0.17mi	3/2.0	1,143 (-14%)	6mo	$227,075	$199	63
8209 E Princeton St	0.17mi	3/2.0	1,143 (-14%)	7mo	$227,175	$199	62
8300 E Oakland St	0.65mi	3/2.0	1,243 (-7%)	8mo	$231,565	$186	51
8218 E Oakland St	0.65mi	3/2.0	1,143 (-14%)	6mo	$226,805	$198	40
8305 E Oakland St	0.63mi	3/2.0	1,143 (-14%)	8mo	$231,125	$202	40
8312 E Oakland St	0.65mi	3/2.0	1,143 (-14%)	7mo	$226,375	$198	40
8222 E Oakland St	0.65mi	3/2.0	1,143 (-14%)	8mo	$227,375	$199	39

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-37,013
• Equity at exit: $36,515

10-year hold

• IRR: -8.2%
• Equity multiple: 0.51×
• Total profit: $-33,827
• Equity at exit: $21,174

Cash invested: $68,572 (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 74014

• Rents YoY: 2.1%
• Active inventory: 655
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $71

Break-even live

Break-even rent $1,902

Max offer price $244,900

Occupancy floor 91%

Sensitivity live

Price	-10% $209	-5% $140	+0% $71	+5% $1	+10% $-68
Rent	-10% $-87	-5% $-8	+0% $71	+5% $149	+10% $228
Rate	-1.0pp $194	-0.5pp $133	base $71	+0.5pp $7	+1.0pp $-57

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8307 E Queens St Broken Arrow, OK	3.0	2.0	1446	$1,750	$1.21	25d	1	0.78mi
8307 E Queens St Broken Arrow, OK	3.0	2.0	1446	$1,750	$1.21	16d	1	0.78mi

Listing history 33 events

1. 2026-06-22
   statusdays on market $244,900 Pending 71 DOM
2. 2026-06-18
   days on market $244,900 Active 70 DOM
3. 2026-06-17
   days on market $244,900 Active 69 DOM
4. 2026-06-16
   days on market $244,900 Active 68 DOM
5. 2026-06-15
   days on market $244,900 Active 67 DOM
6. 2026-06-13
   pricedays on market $244,900 Active 65 DOM
7. 2026-06-10
   days on market $248,888 Active 62 DOM
8. 2026-06-09
   days on market $248,888 Active 61 DOM
9. 2026-06-08
   days on market $248,888 Active 60 DOM
10. 2026-06-07
    days on market $248,888 Active 59 DOM
11. 2026-06-05
    days on market $248,888 Active 56 DOM
12. 2026-06-03
    pricedays on market $248,888 Active 55 DOM
13. 2026-06-02
    days on market $249,900 Active 54 DOM
14. 2026-06-01
    days on market $249,900 Active 53 DOM
15. 2026-05-31
    days on market $249,900 Active 52 DOM
16. 2026-05-18
    price $249,900
17. 2026-05-07
    price $254,900
18. 2026-05-01
    price $259,000
19. 2026-04-24
    price $265,000
20. 2026-04-17
    price $268,700
21. 2026-04-15
    price $268,800
22. 2026-04-12
    price $274,000
23. 2026-04-08
    listed $278,000 Active
24. 2026-02-09
    soldstatus $160,000 Closed 526-char remark

    Show marketing remark (526 chars)

    Welcome to this 3-bedroom, 2-bath home in Ridgeway Heights, offering a comfortable layout and great potential. The home features a spacious living area, a functional kitchen, and a dedicated dining area. The primary bedroom includes a private bath. Enjoy a sizable backyard perfect for outdoor activities, gardening, or relaxing. This property is being sold as-is and needs TLC, presenting an excellent opportunity to make it your own in a well-established neighborhood conveniently located near schools, shopping, and dining.

25. 2026-01-13
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Welcome to this 3-bedroom, 2-bath home in Ridgeway Heights, offering a comfortable layout and great potential. The home features a spacious living area, a functional kitchen, and a dedicated dining area. The primary bedroom includes a private bath. Enjoy a sizable backyard perfect for outdoor activities, gardening, or relaxing. This property is being sold as-is and needs TLC, presenting an excellent opportunity to make it your own in a well-established neighborhood conveniently located near schools, shopping, and dining.

26. 2026-01-06
    listed $160,000 Active 526-char remark

    Show marketing remark (526 chars)

    Welcome to this 3-bedroom, 2-bath home in Ridgeway Heights, offering a comfortable layout and great potential. The home features a spacious living area, a functional kitchen, and a dedicated dining area. The primary bedroom includes a private bath. Enjoy a sizable backyard perfect for outdoor activities, gardening, or relaxing. This property is being sold as-is and needs TLC, presenting an excellent opportunity to make it your own in a well-established neighborhood conveniently located near schools, shopping, and dining.

27. 2004-01-17
    historical
28. 2003-07-17
    listed $94,900
29. 1994-09-25
    historical
30. 1994-09-23
    listed $63,500
31. 1994-08-08
    historical
32. 1994-06-25
    listed $64,500
33. 1994-03-11
    listed $66,500

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $2,204 · $184/mo
• Expected delta: +$811/yr (+$68/mo · 58.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,896
• − Mortgage interest: −$13,718
• − Property taxes: −$1,393
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$7,124
• Taxable loss: −$3,387
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $1,662/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: Wagoner County · 61,834 people
• City population: 144,172
• Metro: Tulsa, OK
• Population (ZIP): 45,212
• Household income: $95,501
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 289.0

Population outlook (Wagoner County) Hauer SSP2

• Today (2025): 84,796 people
• By 2030: 88,162 · +4.0%
• By 2040: 93,882 · +10.7%
• By 2050: 98,219 · +15.8%
• By 2075: 106,561 · +25.7%
• By 2100: 109,360 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 11% Hispanic / Latino 11% Native American 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Wagoner

• 2024 margin: Solid R (+49.8) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -8.0pp toward R · 2008: -41.8pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+50.1 2016: R+52.0 2012: R+45.7 2008: R+41.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.67%
• Current HPI: 203.7301
• Rent YoY: ▲ 2.12%
• 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

+275.8% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $249,900 MLS Technology, Inc.
• 2026-05-07 Price Changed $254,900 MLS Technology, Inc.
• 2026-05-01 Price Changed $259,000 MLS Technology, Inc.
• 2026-04-24 Price Changed $265,000 MLS Technology, Inc.
• 2026-04-17 Price Changed $268,700 MLS Technology, Inc.
• 2026-04-15 Price Changed $268,800 MLS Technology, Inc.
• 2026-04-12 Price Changed $274,000 MLS Technology, Inc.
• 2026-04-08 Listed $278,000 MLS Technology, Inc.
• 2026-02-09 Sold (MLS) $160,000 MLS Technology, Inc.
• 2026-01-13 Pending — MLS Technology, Inc.
• 2026-01-06 Listed $160,000 MLS Technology, Inc.
• 2004-01-17 Listing Removed — MLS Technology, Inc.
• 2003-07-17 Listed $94,900 MLS Technology, Inc.
• 1994-09-25 Listing Removed — MLS Technology, Inc.
• 1994-09-23 Listed $63,500 MLS Technology, Inc.
• 1994-08-08 Listing Removed — MLS Technology, Inc.
• 1994-06-25 Listed $64,500 MLS Technology, Inc.
• 1994-03-11 Listed $66,500 MLS Technology, Inc.

Property tax history

+2.9%/yr

Latest (2025): $1,393 · +3.1% YoY. Source: county tax records.