3347 S 207th EastAvenue · Broken Arrow, OK 74014

$232,000

3 bd · 2.0 ba · 1,348 sqft · Land public records · 61 Days on market

Built 2014 7,405 sqft lot $29/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +10.1/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Home for your family, Morgan floor plan. 3 bdrms, 2 baths, 2 car. Limited builder lifetime warranty. 120 day rate lock & $3500 in closing costs w/ preferred lender. This Home is under construction and Anticipated Completion Date 9/8/14

Key facts

• Access to schools
• Access to shopping
• Hoa maintained park

Tags

• ROOF REPLACED
• HOA MAINTAINED PARK
• NEIGHBORHOOD POOL
• ACCESS TO SCHOOLS
• ACCESS TO SHOPPING
• CONVENIENT HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $232k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (24.0% below list).
• Recommended offer: $176k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.1% 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: Country Lane Intermediate Es (math 31% / reading 32%, grade F, #241 of 845 statewide, top 29%, 747 students, 0% FRL); Centennial Ms (math 19% / reading 26%, grade F, #122 of 345 statewide, top 37%, 1,121 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); 658 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 61 days — a 6% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $141k; list at $232k implies a 64% 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 $176,339 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-47,895
• Equity at exit: $34,592

10-year hold

• IRR: -17.2%
• Equity multiple: 0.09×
• Total profit: $-59,267
• Equity at exit: $20,059

Cash invested: $64,960 (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: 658
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$1,217
• Tax from tax record: −$188 /mo · $2,255/yr
• Insurance: −$97
• HOA: −$29
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-137

Break-even live

Break-even rent $1,937

Max offer price $207,774

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-71	+0% $-137	+5% $-203	+10% $-268
Rent	-10% $-276	-5% $-207	+0% $-137	+5% $-67	+10% $2
Rate	-1.0pp $-20	-0.5pp $-78	base $-137	+0.5pp $-197	+1.0pp $-258

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3515 E Hudson St Unit (3513) Broken Arrow, OK	3.0	2.0	1135	$1,395	$1.23	26d	1	0.44mi
3400 E Fairmont St Unit 3413 Broken Arrow, OK	2.0	1.0	950	$1,299	$1.37	21d	1	0.58mi
3400 E Fairmont St Broken Arrow, OK	2.0	1.0	950	$1,299	$1.37	13d	1	0.58mi
4915 N 36th St Broken Arrow, OK	4.0	2.0	1739	$1,940	$1.12	21d	1	0.91mi
20241 E 43rd Pl S Broken Arrow, OK	4.0	2.0	1746	$2,028	$1.16	0d	1	1.01mi
3440 E Sandusky St Broken Arrow, OK	3.0	2.0	1336	$1,978	$1.48	17d	1	1.46mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-14
   price $232,000
3. 2026-03-12
   price $245,000
4. 2026-03-09
   status Active
5. 2026-03-04
   historical
6. 2026-02-21
   listed $250,000 Active
7. 2015-01-02
   soldstatus $141,420 247-char remark

   Show marketing remark (247 chars)

   Great Home for your family, Morgan floor plan. 3 bdrms, 2 baths, 2 car. Limited builder lifetime warranty. 120 day rate lock & $3500 in closing costs w/ preferred lender. This Home is under construction and Anticipated Completion Date 9/8/14

8. 2014-11-14
   historical 247-char remark

   Show marketing remark (247 chars)

   Great Home for your family, Morgan floor plan. 3 bdrms, 2 baths, 2 car. Limited builder lifetime warranty. 120 day rate lock & $3500 in closing costs w/ preferred lender. This Home is under construction and Anticipated Completion Date 9/8/14

9. 2014-07-07
   listed $141,900 247-char remark

   Show marketing remark (247 chars)

   Great Home for your family, Morgan floor plan. 3 bdrms, 2 baths, 2 car. Limited builder lifetime warranty. 120 day rate lock & $3500 in closing costs w/ preferred lender. This Home is under construction and Anticipated Completion Date 9/8/14

ⓘ 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: $2,255 · $188/mo
• Projected year-2 tax: $2,255 · $188/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $21,161
• − Mortgage interest: −$12,996
• − Property taxes: −$2,255
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$348
• − Depreciation: −$6,749
• Taxable loss: −$5,733
• Est. tax savings @ 24.0%: +$1,376
• After-tax cash flow: $-270/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

• 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

+63.5% since first listed

9 events — show timeline

• 2026-04-28 Pending — MLS Technology, Inc.
• 2026-04-14 Price Changed $232,000 MLS Technology, Inc.
• 2026-03-12 Price Changed $245,000 MLS Technology, Inc.
• 2026-03-09 Relisted — MLS Technology, Inc.
• 2026-03-04 Listing Removed — MLS Technology, Inc.
• 2026-02-21 Listed $250,000 MLS Technology, Inc.
• 2015-01-02 Sold (MLS) $141,420 MLS Technology, Inc.
• 2014-11-14 Listing Removed — MLS Technology, Inc.
• 2014-07-07 Listed $141,900 MLS Technology, Inc.

Property tax history

+65.2%/yr

Latest (2025): $2,255 · +4.6% YoY. Source: county tax records.