8011 S Date Pl · Broken Arrow, OK 74011

$234,900

3 bd · 1.5 ba · 1,285 sqft · SingleFamily public records · 8 Days on market

Built 1981 8,662 sqft lot Est $238k · 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 +23.1/30.0
• ARV discount +8.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• 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

This charming 3 bed 2 bath home is the perfect starter home or downsizing opportunity. The open living area is warm and inviting featuring a cozy fireplace and easy flow into dining and kitchen area. French doors open to a spacious entertaining deck and patio - great for weekend cookouts. Master has private bath and el 2 added bedrooms offer flexibility for a home office or guest space. Large storage area in backyard. Workbench included in 2-car garage.

Key facts

• Large storage area
• Workbench included
• Private bath

Tags

• OPEN LIVING AREA
• COZY FIREPLACE
• SPACIOUS ENTERTAINING DECK
• PRIVATE BATH
• LARGE STORAGE AREA
• WORKBENCH INCLUDED

Property features AI

Finance

• HOA & community: Community gutters

Exterior

• Parking: Attached garage with 2 spaces; Garage includes shelving and workshop area
• Security: Smoke detectors; No safety shelter
• Utilities: Public water and public sewer; Electricity and natural gas available; Cable and phone available
• Home design: Single-story home; Faces west; Handicap access; Slab foundation
• Construction: Built using masonite, stone and wood frame; Asphalt fiberglass roof
• Exterior features: Concrete driveway; Landscaping with mature trees; Rain gutters; Deck, patio and porch; Exterior storage; Full privacy fencing

Interior

• Kitchen: Eat-in kitchen with pantry; Dishwasher, built-in microwave, oven, range, refrigerator; Disposal; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath and separate closets (first level); Additional bedrooms on first level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; Master bath with separate shower and ventilation; Hall bath with bathtub and ventilation
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl insulated windows; Insulated doors and storm door(s); Accessible doors; High-speed Internet and wired for data; Cable TV; Ceiling fans; Laminate counters; Programmable thermostat; Electric oven and range connections
• Laundry & utility: Inside utility room; Washer hookup and gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Cap rate 8.5% 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); 385 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 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 $71k; list at $235k implies a 231% 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 $234,900

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: 1.02% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $237,725
• 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	0.06mi	3/2.0	1,312 (+2%)	1mo	$230,000	$175	91
8111 S Date Pl	0.07mi	3/1.5	1,259 (-2%)	5mo	$208,000	$165	89
8215 S Date St	0.15mi	3/2.0	1,266 (-2%)	5mo	$210,000	$166	84
8217 S Date Ave	0.17mi	3/2.0	1,326 (+3%)	2mo	$235,500	$178	84
7508 S Lions Ave	0.67mi	3/2.0	1,252 (-3%)	2mo	$185,000	$148	60
1208 W Huntsville St	0.64mi	3/2.0	1,242 (-3%)	13mo	$230,000	$185	52
7600 S Maple Ave	0.72mi	3/2.0	1,414 (+10%)	3mo	$185,000	$131	46
7121 S Maple Ave	0.73mi	3/2.0	1,422 (+11%)	2mo	$267,200	$188	45
7208 S Lions Ave	0.67mi	3/2.0	1,446 (+12%)	2mo	$277,144	$192	44
7105 S Maple Ave	0.73mi	3/2.0	1,422 (+11%)	4mo	$267,200	$188	43
7013 S Maple Ave	0.73mi	3/2.0	1,422 (+11%)	4mo	$266,200	$187	43
7012 S Maple Ave	0.73mi	3/2.0	1,422 (+11%)	5mo	$269,200	$189	42

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-8,544
• Equity at exit: $35,024

10-year hold

• IRR: 7.4%
• Equity multiple: 1.58×
• Total profit: $38,138
• Equity at exit: $20,310

Cash invested: $65,772 (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: 385
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,397 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $423

Break-even live

Break-even rent $1,862

Max offer price $234,900

Occupancy floor 77%

Sensitivity live

Price	-10% $556	-5% $489	+0% $423	+5% $356	+10% $290
Rent	-10% $233	-5% $328	+0% $423	+5% $517	+10% $612
Rate	-1.0pp $541	-0.5pp $482	base $423	+0.5pp $362	+1.0pp $300

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: $58,725
• Closing costs: $7,047
• 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	17d	1	1.00mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	4d	1	1.11mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	11d	1	1.14mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	1.38mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	1.38mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	1.40mi

Listing history 27 events

1. 2026-05-18
   listed $234,900 Active
2. 2016-01-19
   historical
3. 2016-01-11
   listed $120,000
4. 2016-01-05
   historical
5. 2015-12-29
   status Active
6. 2015-12-28
   status Pending
7. 2015-12-24
   listed $120,000 Active
8. 2011-03-10
   soldstatus $71,000
9. 2011-02-19
   historical
10. 2011-02-11
    historical
11. 2011-02-10
    listed $74,900
12. 2010-09-07
    listed $78,000
13. 2002-05-31
    soldstatus $99,000
14. 2001-11-15
    historical
15. 2001-07-07
    listed $89,500
16. 1999-04-07
    soldstatus $76,500
17. 1999-03-30
    soldstatus $75,000
18. 1998-11-18
    historical
19. 1998-11-11
    historical
20. 1998-10-09
    listed $75,000
21. 1998-08-11
    listed $75,000
22. 1998-01-22
    historical
23. 1997-10-23
    listed $73,995
24. 1993-07-01
    historical
25. 1992-12-31
    listed $58,000
26. 1992-12-22
    historical
27. 1992-06-22
    listed $58,500

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $2,114 · $176/mo
• Expected delta: +$422/yr (+$35/mo · 24.9%)

ⓘ 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: $28,760
• − Mortgage interest: −$13,158
• − Property taxes: −$1,692
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$6,833
• Taxable income: $1,301
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $4,760/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

+301.5% since first listed

27 events — show timeline

• 2026-05-18 Listed $234,900 MLS Technology, Inc.
• 2016-01-19 Listing Removed — MLS Technology, Inc.
• 2016-01-11 Listed $120,000 MLS Technology, Inc.
• 2016-01-05 Listing Removed — MLS Technology, Inc.
• 2015-12-29 Relisted — MLS Technology, Inc.
• 2015-12-28 Pending — MLS Technology, Inc.
• 2015-12-24 Listed $120,000 MLS Technology, Inc.
• 2011-03-10 Sold (MLS) $71,000 MLS Technology, Inc.
• 2011-02-19 Listing Removed — MLS Technology, Inc.
• 2011-02-11 Listing Removed — MLS Technology, Inc.
• 2011-02-10 Listed $74,900 MLS Technology, Inc.
• 2010-09-07 Listed $78,000 MLS Technology, Inc.
• 2002-05-31 Sold (Public Records) $99,000 Public Records
• 2001-11-15 Listing Removed — MLS Technology, Inc.
• 2001-07-07 Listed $89,500 MLS Technology, Inc.
• 1999-04-07 Sold (Public Records) $76,500 Public Records
• 1999-03-30 Sold (MLS) $75,000 MLS Technology, Inc.
• 1998-11-18 Listing Removed — MLS Technology, Inc.
• 1998-11-11 Listing Removed — MLS Technology, Inc.
• 1998-10-09 Listed $75,000 MLS Technology, Inc.
• 1998-08-11 Listed $75,000 MLS Technology, Inc.
• 1998-01-22 Listing Removed — MLS Technology, Inc.
• 1997-10-23 Listed $73,995 MLS Technology, Inc.
• 1993-07-01 Listing Removed — MLS Technology, Inc.
• 1992-12-31 Listed $58,000 MLS Technology, Inc.
• 1992-12-22 Listing Removed — MLS Technology, Inc.
• 1992-06-22 Listed $58,500 MLS Technology, Inc.

Property tax history

+1.3%/yr

Latest (2025): $1,692 · +3.2% YoY. Source: county tax records.