8205 S Birch Ave · Broken Arrow, OK 74011

$245,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 8 Days on market

Built 1972 0.32 ac lot Est $248k · 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 +19.7/30.0
• ARV discount +8.0/15.0
• DSCR +6.2/10.0
• 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 MLS

3/2/2 on 1/3 acre lot, ceramic tile wood look floors in living. Kitchen has granite counters – galley kitchen with breakfast bar and bay window. All beds have walk-ins. Hall bath was updated. 2nd living/flex/dining/office off living room. Vaulted living room with brick fireplace. Offering 1 yr warranty. Attic is floored, carpeted with lights.

Key facts

• Large bonus room
• 0.32 acre lot
• 2 garage spots

Tags

• SPACIOUS 1/3-ACRE LOT
• LARGE BONUS ROOM
• EASY ACCESS TO CREEK TURNPIKE

Property features AI

Finance

• HOA & community: Gutter(s) noted as community feature

Exterior

• Parking: Attached garage with storage, shelves and workshop; 2-car garage
• Security: Security system owned; Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High speed internet available
• Home design: Single-story; Slab foundation; Has home warranty
• Construction: Brick and wood frame construction; Asphalt fiberglass roof; Built (year per public records)
• Exterior features: Concrete driveway; Covered patio and porch; Porch; Rain gutters; Satellite dish; Privacy fencing; Shed(s); Mature trees; Property faces west

Interior

• Kitchen: Granite counters; Eat-in kitchen with pantry; Dishwasher; Disposal; Microwave; Oven; Range; Stove; Refrigerator; Plumbed for ice maker; Electric oven/range connection; Gas range/oven connection
• 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; Tile; Wood veneer
• Bathrooms: Master bath: full, shower only (First floor); Hall full bath (First floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; Granite counters; High ceilings; Vaulted ceiling(s); Ceiling fan(s); High speed internet available; Cable TV; Wired for data; Storm door(s); Aluminum frame, insulated windows
• Laundry & utility: Utility room inside and separate (First floor); Washer hookup; Gas dryer hookup; Gas water heater

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 $287 ($3k/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 $241k (1.5% below list).
• Recommended offer: $241k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 5 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $189k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,357 (1.5% 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: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $247,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 W Timberlane Ct	0.13mi	3/2.0	1,749 (+5%)	2mo	$252,500	$144	84
539 Meadowood Dr	0.34mi	3/2.0	1,711 (+3%)	2mo	$272,000	$159	78
7606 Glenwood Cir	0.55mi	3/2.0	1,634 (-2%)	2mo	$245,000	$150	69
8213 S Ash Ave	0.13mi	3/2.0	1,868 (+12%)	6mo	$220,000	$118	69
7737 S Park Ave	0.55mi	3/2.0	1,647 (-1%)	5mo	$260,000	$158	69
117 W Timberlane St	0.17mi	4/2.0 (+1)	1,791 (+8%)	9mo	$235,000	$131	66
800 Millwood Rd	0.22mi	3/2.5	1,864 (+12%)	7mo	$295,000	$158	62
909 W Decatur St	0.64mi	3/2.0	1,678 (+1%)	9mo	$250,000	$149	61
809 W Glendale St	0.43mi	3/2.0	1,478 (-11%)	4mo	$181,500	$123	58
121 W Charlotte St	0.46mi	4/2.0 (+1)	1,813 (+9%)	10mo	$278,900	$154	51
805 W Glenwood Ave	0.59mi	4/2.5 (+1)	1,884 (+13%)	4mo	$220,000	$117	40
7005 S Birch Ave	0.75mi	4/2.5 (+1)	1,902 (+14%)	1mo	$269,200	$142	33

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-18,755
• Equity at exit: $36,530

10-year hold

• IRR: 3.5%
• Equity multiple: 1.27×
• Total profit: $18,396
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$233 /mo · $2,794/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $287

Break-even live

Break-even rent $2,050

Max offer price $245,000

Occupancy floor 83%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	15d	1	1.04mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	2d	1	1.22mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	1.26mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	1.49mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	1.49mi

Listing history 15 events

1. 2026-05-18
   status Pending
2. 2026-05-18
   status Active
3. 2026-05-01
   status Pending
4. 2026-04-23
   listed $245,000 Active
5. 2021-02-26
   soldstatus $189,000
6. 2021-02-25
   soldstatus $189,000 Closed 350-char remark

   Show marketing remark (350 chars)

   3/2/2 on 1/3 acre lot, ceramic tile wood look floors in living. Kitchen has granite counters – galley kitchen with breakfast bar and bay window. All beds have walk-ins. Hall bath was updated. 2nd living/flex/dining/office off living room. Vaulted living room with brick fireplace. Offering 1 yr warranty. Attic is floored, carpeted with lights.

7. 2021-01-11
   status Pending 350-char remark

   Show marketing remark (350 chars)

   3/2/2 on 1/3 acre lot, ceramic tile wood look floors in living. Kitchen has granite counters – galley kitchen with breakfast bar and bay window. All beds have walk-ins. Hall bath was updated. 2nd living/flex/dining/office off living room. Vaulted living room with brick fireplace. Offering 1 yr warranty. Attic is floored, carpeted with lights.

8. 2021-01-09
   listed $189,000 Active 350-char remark

   Show marketing remark (350 chars)

   3/2/2 on 1/3 acre lot, ceramic tile wood look floors in living. Kitchen has granite counters – galley kitchen with breakfast bar and bay window. All beds have walk-ins. Hall bath was updated. 2nd living/flex/dining/office off living room. Vaulted living room with brick fireplace. Offering 1 yr warranty. Attic is floored, carpeted with lights.

9. 2012-07-05
   soldstatus $138,000
10. 2012-06-29
    soldstatus $138,000 236-char remark

    Show marketing remark (236 chars)

    PRICE REDUCED! Top 10 in homes near Indian Springs golf course. Lrg living room w/ wood flrs. Updates include granite, tile & breakfast bar in kit, partial thermal windows. Large dining room w/ french doors leading to living room.

11. 2012-05-22
    historical 236-char remark

    Show marketing remark (236 chars)

    PRICE REDUCED! Top 10 in homes near Indian Springs golf course. Lrg living room w/ wood flrs. Updates include granite, tile & breakfast bar in kit, partial thermal windows. Large dining room w/ french doors leading to living room.

12. 2012-04-09
    listed $138,000 236-char remark

    Show marketing remark (236 chars)

    PRICE REDUCED! Top 10 in homes near Indian Springs golf course. Lrg living room w/ wood flrs. Updates include granite, tile & breakfast bar in kit, partial thermal windows. Large dining room w/ french doors leading to living room.

13. 2012-03-29
    historical
14. 2011-09-28
    listed $141,000
15. 1987-02-09
    soldstatus $59,000

ⓘ 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: $2,794 · $233/mo
• Projected year-2 tax: $2,794 · $233/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 5/10 Major
• 🌡 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: $28,963
• − Mortgage interest: −$13,724
• − Property taxes: −$2,794
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$7,127
• Taxable loss: −$541
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $3,574/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

+315.3% since first listed

15 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-05-18 Relisted — MLS Technology, Inc.
• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-23 Listed $245,000 MLS Technology, Inc.
• 2021-02-26 Sold (Public Records) $189,000 Public Records
• 2021-02-25 Sold (MLS) $189,000 MLS Technology, Inc.
• 2021-01-11 Pending — MLS Technology, Inc.
• 2021-01-09 Listed $189,000 MLS Technology, Inc.
• 2012-07-05 Sold (Public Records) $138,000 Public Records
• 2012-06-29 Sold (MLS) $138,000 MLS Technology, Inc.
• 2012-05-22 Listing Removed — MLS Technology, Inc.
• 2012-04-09 Listed $138,000 MLS Technology, Inc.
• 2012-03-29 Listing Removed — MLS Technology, Inc.
• 2011-09-28 Listed $141,000 MLS Technology, Inc.
• 1987-02-09 Sold (Public Records) $59,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,794 · +3.0% YoY. Source: county tax records.