104 W Timberlane Ct · Broken Arrow, OK 74011

$299,000

3 bd · 2.5 ba · 2,210 sqft · SingleFamily public records · 2 Days on market

Built 1975 0.37 ac lot Est $309k · at est.

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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 +15.1/30.0
• ARV discount +9.0/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in South Broken Arrow near Indian Springs, across from Indian Springs Golf Course, this updated 3-bedroom, 2.5-bath home offers a functional layout with spacious living throughout. Generously sized rooms provide flexibility for everyday living and entertaining, while the fireplace adds a warm focal point to the main living area. The kitchen and bathroom have been updated, contributing to a more modern, move-in-ready feel. The sunroom is an added bonus to this beautiful property. Situated on a corner lot, the property offers added space and curb appeal. The expansive backyard, shaded by mature trees, creates a private setting ideal for outdoor living. Boat/RV storage adds valuable ve

Key facts

• Boat rv storage
• Expansive backyard
• Corner lot

Tags

• CORNER LOT
• EXPANSIVE BACKYARD
• MATURE TREES
• BOAT RV STORAGE
• CREEK TURNPIKE ACCESS

Property features AI

Finance

• HOA & community: Community gutter(s) feature

Exterior

• Parking: Attached 2-car garage; RV access/parking; Boat parking; Porte-cochere
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Insulation (energy efficiency)
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Built per public records; Brick, stone, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Rain gutters; Storage structure; Privacy fencing; Corner lot with mature trees

Interior

• Kitchen: Pantry; Breakfast nook; Dishwasher; Oven/Range/Stove; Disposal; Plumbed for ice maker; Electric oven/range connection
• Bedrooms: Multiple first-floor bedrooms including a master bedroom with private bath; Additional bedrooms on the first floor without attached baths
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath (first floor); Hall bath (first floor)
• Heating & cooling: Central heating (electric, multiple heating units); Central air conditioning (two units)
• Interior features: Granite counters; Ceiling fan(s); Programmable thermostat; Aluminum window frames; Storm windows; Other interior features
• Laundry & utility: Inside utility room (first floor); Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $249k (16.6% below list).
• Recommended offer: $249k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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 fast (+4.1%/yr); 385 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent runs 30% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 $122k; list at $299k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $249,267 (16.6% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $309,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 W Timberlane Ct	0.00mi	3/2.5	2,210 (0%)	0mo	$299,000	$135	100
105 W Yuma Ct	0.54mi	4/2.5 (+1)	2,248 (+2%)	1mo	$290,000	$129	66
7722 S 5 St	0.35mi	3/3.0	2,377 (+8%)	6mo	$475,000	$200	64
7844 S Hickory Ct	0.61mi	3/2.5	2,044 (-8%)	1mo	$292,000	$143	58
8401 S 4th St	0.57mi	3/2.0	2,322 (+5%)	9mo	$325,000	$140	56
406 Fairway Dr	0.43mi	4/2.5 (+1)	2,384 (+8%)	9mo	$355,000	$149	54
809 W Imperial St	0.56mi	4/2.0 (+1)	2,116 (-4%)	8mo	$290,000	$137	53
204 W Albuquerque St	0.57mi	3/2.0	2,429 (+10%)	3mo	$265,000	$109	52
501 E Yuma Dr	0.59mi	3/2.5	2,508 (+14%)	9mo	$300,000	$120	43
7005 S Birch Ave	0.66mi	4/2.5 (+1)	1,902 (-14%)	1mo	$269,200	$142	40
7500 S Gum Ave	0.70mi	4/2.0 (+1)	1,941 (-12%)	2mo	$308,500	$159	38
805 W Glenwood Ave	0.64mi	4/2.5 (+1)	1,884 (-15%)	4mo	$220,000	$117	37

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-39,604
• Equity at exit: $44,582

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-15,285
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,493 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $97

Break-even live

Break-even rent $2,370

Max offer price $299,000

Occupancy floor 91%

Sensitivity live

Price	-10% $266	-5% $181	+0% $97	+5% $12	+10% $-72
Rent	-10% $-100	-5% $-2	+0% $97	+5% $195	+10% $294
Rate	-1.0pp $247	-0.5pp $173	base $97	+0.5pp $19	+1.0pp $-59

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.96mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	4d	1	1.39mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	12d	1	1.41mi

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-05-16
   listed $299,000 Active
3. 2000-10-18
   soldstatus $122,500
4. 2000-08-25
   historical
5. 2000-05-25
   listed $129,900
6. 2000-05-18
   historical
7. 1999-11-18
   listed $133,900
8. 1992-11-25
   soldstatus $92,000

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,691 · $224/mo
• Expected delta: +$533/yr (+$44/mo · 24.7%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $29,912
• − Mortgage interest: −$16,749
• − Property taxes: −$2,158
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$8,698
• Taxable loss: −$3,974
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $2,115/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

+225.0% since first listed

8 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-05-16 Listed $299,000 MLS Technology, Inc.
• 2000-10-18 Sold (Public Records) $122,500 Public Records
• 2000-08-25 Listing Removed — MLS Technology, Inc.
• 2000-05-25 Listed $129,900 MLS Technology, Inc.
• 2000-05-18 Listing Removed — MLS Technology, Inc.
• 1999-11-18 Listed $133,900 MLS Technology, Inc.
• 1992-11-25 Sold (Public Records) $92,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,158 · -0.1% YoY. Source: county tax records.