RC Wright Plan · Broken Arrow, OK 74014

$218,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 156 Days on market

Good condition 2-car garage

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home is perfect for modern lifestyles. An inviting open-concept layout blends the kitchen, living and dining areas to maximize interior space, with a nearby covered patio for simple indoor-outdoor living. All three bedrooms are tucked away to the side for optimal comfort and privacy, including the luxe owner's suite at the back of the home with a full bathroom and walk-in closet.

Key facts

• Luxe owner's suite
• Full bathroom
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• COVERED PATIO
• INDOOR-OUTDOOR LIVING
• LUXE OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $218,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $242,102.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (18.8% below list).
• Recommended offer: $177k (18.8% below list) — sets the bar for 1% rule.

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: Spring Creek Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 494 students, 0% FRL); Childers Ms (math 16% / reading 28%, grade F, #129 of 345 statewide, top 42%, 796 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); 1022 active listings in the ZIP; 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 156 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,910 (18.8% 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 156 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $242,102
• List price: $218,000
• Delta: -9.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11418 S 238th EastAvenue	0.11mi	3/2.0	1,264 (+4%)	5mo	$219,900	$174	84
23690 E 114th St	0.18mi	3/2.0	1,272 (+5%)	3mo	$227,000	$178	82
11419 S 239th EastAvenue	0.03mi	3/2.0	1,264 (+4%)	17mo	$211,500	$167	78
23630 E 114th St	0.23mi	3/2.0	1,201 (-1%)	15mo	$217,400	$181	75
23585 E 114th Ct	0.25mi	3/2.0	1,196 (-2%)	15mo	$225,000	$188	73
23533 E 114th St S	0.28mi	3/2.0	1,178 (-3%)	21mo	$218,000	$185	64
23245 E 113th St S	0.28mi	3/2.0	1,271 (+4%)	23mo	$224,205	$176	61
11410 S 233rd EastAvenue	0.36mi	3/2.0	1,340 (+10%)	21mo	$241,215	$180	48
23301 E 113th St S	0.37mi	3/2.0	1,337 (+10%)	24mo	$234,675	$176	46
23302 E 113th St S	0.37mi	3/2.0	1,068 (-12%)	21mo	$228,005	$213	45

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: -25.6%
• Equity multiple: 0.14×
• Total profit: $-58,306
• Equity at exit: $36,098

10-year hold

• IRR: -24.8%
• Equity multiple: -0.17×
• Total profit: $-79,519
• Equity at exit: $20,933

Cash invested: $67,789 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 4 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $245,000 ($182/sqft)
• Median days on market: 33 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 74014

• Rents YoY: 2.1%
• Active inventory: 1022
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$1,270
• Tax est. 1.5%: −$303 /mo · $3,632/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-276

Break-even live

Break-even rent $2,118

Max offer price $202,233

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-192	+0% $-276	+5% $-359	+10% $-443
Rent	-10% $-415	-5% $-345	+0% $-276	+5% $-206	+10% $-136
Rate	-1.0pp $-154	-0.5pp $-214	base $-276	+0.5pp $-338	+1.0pp $-402

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: $60,526
• Closing costs: $7,263
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price: $218,000

Exterior

• Parking: Attached or detached 2-car garage (2 total parking spaces)
• Home design: Plan: RC WrightNew construction plan
• Exterior features: Located on S 240th East Ave in Broken Arrow, OK

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (approx. 1,216 total living space)

Listing history 50 events

1. 2026-09-23
   days on market $218,000 Active 156 DOM
2. 2026-09-22
   days on market $218,000 Active 155 DOM
3. 2026-09-21
   days on market $218,000 Active 154 DOM
4. 2026-09-20
   days on market $218,000 Active 153 DOM
5. 2026-09-19
   days on market $218,000 Active 152 DOM
6. 2026-09-18
   days on market $218,000 Active 151 DOM
7. 2026-09-17
   days on market $218,000 Active 150 DOM
8. 2026-09-16
   days on market $218,000 Active 149 DOM
9. 2026-09-15
   days on market $218,000 Active 148 DOM
10. 2026-09-14
    days on market $218,000 Active 147 DOM
11. 2026-09-13
    days on market $218,000 Active 146 DOM
12. 2026-09-12
    days on market $218,000 Active 145 DOM
13. 2026-09-11
    days on market $218,000 Active 144 DOM
14. 2026-09-05
    days on market $218,000 Active 138 DOM
15. 2026-09-04
    days on market $218,000 Active 137 DOM
16. 2026-09-03
    days on market $218,000 Active 136 DOM
17. 2026-08-31
    days on market $218,000 Active 133 DOM
18. 2026-08-29
    days on market $218,000 Active 131 DOM
19. 2026-08-28
    days on market $218,000 Active 130 DOM
20. 2026-08-27
    days on market $218,000 Active 129 DOM
21. 2026-08-26
    days on market $218,000 Active 128 DOM
22. 2026-08-25
    days on market $218,000 Active 127 DOM
23. 2026-08-24
    days on market $218,000 Active 126 DOM
24. 2026-08-23
    days on market $218,000 Active 125 DOM
25. 2026-08-22
    days on market $218,000 Active 124 DOM
26. 2026-08-21
    days on market $218,000 Active 123 DOM
27. 2026-08-20
    days on market $218,000 Active 122 DOM
28. 2026-08-19
    days on market $218,000 Active 121 DOM
29. 2026-08-18
    days on market $218,000 Active 120 DOM
30. 2026-08-17
    days on market $218,000 Active 119 DOM
31. 2026-08-16
    days on market $218,000 Active 118 DOM
32. 2026-08-15
    days on market $218,000 Active 117 DOM
33. 2026-08-14
    days on market $218,000 Active 116 DOM
34. 2026-08-13
    days on market $218,000 Active 115 DOM
35. 2026-08-12
    days on market $218,000 Active 114 DOM
36. 2026-08-11
    days on market $218,000 Active 113 DOM
37. 2026-08-10
    days on market $218,000 Active 112 DOM
38. 2026-08-09
    days on market $218,000 Active 111 DOM
39. 2026-08-08
    days on market $218,000 Active 110 DOM
40. 2026-08-07
    days on market $218,000 Active 109 DOM
41. 2026-08-06
    days on market $218,000 Active 108 DOM
42. 2026-08-05
    days on market $218,000 Active 107 DOM
43. 2026-08-04
    days on market $218,000 Active 106 DOM
44. 2026-08-03
    days on market $218,000 Active 105 DOM
45. 2026-08-01
    days on market $218,000 Active 102 DOM
46. 2026-07-30
    days on market $218,000 Active 100 DOM
47. 2026-07-28
    days on market $218,000 Active 99 DOM
48. 2026-07-26
    days on market $218,000 Active 97 DOM
49. 2026-07-24
    days on market $218,000 Active 95 DOM
50. 2026-07-23
    days on market $218,000 Active 94 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,229
• − Mortgage interest: −$13,561
• − Property taxes: −$3,632
• − Insurance: −$1,211
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$7,043
• Taxable loss: −$7,614
• Est. tax savings @ 24.0%: +$1,827
• After-tax cash flow: $-1,479/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern single-story home is move-in ready with a good condition score and minimal repairs needed. It offers a great open-concept layout and ample space for a modern lifestyle.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace worn-out flooring — Fresh flooring improves aesthetics and functionality ↑
• Both Replace outdated kitchen appliances — Modern appliances increase appeal and functionality ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Spring Creek Es F OK #255/845 Nat'l #26,716/41,679 Middle Childers Ms F OK #129/345 Nat'l #11,208/14,009 High Broken Arrow Freshman Academy

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

B Composite livability gradescore 78/100

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 · 84,796 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: 8% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Financial info: List price: $218,000

Exterior

• Parking: Attached or detached 2-car garage (2 total parking spaces)
• Home design: Plan: RC WrightNew construction plan
• Exterior features: Located on S 240th East Ave in Broken Arrow, OK

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (approx. 1,216 total living space)