7116 S Lions Ave · Broken Arrow, OK 74011

$271,144

3 bd · 2.0 ba · 1,446 sqft · SingleFamily · 1 Days on market

Built 2026 Excellent condition 7,080 sqft lot Est $254k · 7% over $29/mo HOA · 1% of rent

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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 +11.2/30.0
• Condition / age +5.0/5.0
• ARV discount +4.6/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW CONSTRUCTION! The Fenway Plan by Lennar Homes. Popular Floor Plan – Sells Fast! This smartly designed 3-bed, 2-bath home features an open entry with tall ceilings and a spacious living room. The kitchen includes an island, plenty of cabinet space, a pantry, and a cozy breakfast nook that leads to the covered patio—perfect for morning coffee or evening hangs. The primary suite offers a large walk-in closet and private bath. Laundry room connects the garage to the kitchen for everyday convenience. Two additional bedrooms and a full bath are located up front. Open layout, modern features, and a design buyers love. Discover South Broken Arrow’s hottest new community—

Key facts

• Cozy breakfast nook
• Covered patio
• Kitchen island

Tags

• SPACIOUS LIVING ROOM
• KITCHEN ISLAND
• PLENTY OF CABINET SPACE
• COZY BREAKFAST NOOK
• COVERED PATIO
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $271,144

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Spec new construction, plan named Rc Fenway; Active listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,446

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $271k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (16.1% below list).
• Recommended offer: $227k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 8 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 $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $227,491 (16.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $254,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7208 S Lions Ave	0.00mi	3/2.0	1,446 (0%)	2mo	$277,144	$192	99
7121 S Maple Ave	0.06mi	3/2.0	1,422 (-2%)	2mo	$267,200	$188	93
7105 S Maple Ave	0.06mi	3/2.0	1,422 (-2%)	4mo	$267,200	$188	92
7600 S Maple Ave	0.08mi	3/2.0	1,414 (-2%)	3mo	$185,000	$131	90
7204 S Lions Ave	0.00mi	3/2.0	1,633 (+13%)	1mo	$284,050	$174	78
7508 S Lions Ave	0.02mi	3/2.0	1,252 (-13%)	2mo	$185,000	$148	75
7025 S Maple Ave	0.06mi	3/2.0	1,633 (+13%)	1mo	$288,175	$176	75
7205 S Maple Ave	0.06mi	4/2.0 (+1)	1,615 (+12%)	1mo	$281,107	$174	72
7017 S Maple Ave	0.06mi	4/2.0 (+1)	1,613 (+12%)	3mo	$285,775	$177	71
7606 Glenwood Cir	0.36mi	3/2.0	1,634 (+13%)	2mo	$245,000	$150	60
7505 S Walnut Ave	0.52mi	3/2.0	1,606 (+11%)	4mo	$285,000	$177	54
8005 S Date Ave	0.71mi	3/2.0	1,312 (-9%)	1mo	$230,000	$175	51

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-48,091
• Equity at exit: $40,428

10-year hold

• IRR: -7.9%
• Equity multiple: 0.48×
• Total profit: $-39,747
• Equity at exit: $23,444

Cash invested: $75,920 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$1,422
• Tax est. 1.5%: −$339 /mo · $4,067/yr
• Insurance: −$113
• HOA: −$29
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-106

Break-even live

Break-even rent $2,409

Max offer price $255,858

Occupancy floor 100%

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: $67,786
• Closing costs: $8,134
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	0.50mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	0.60mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	0.88mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	0.89mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	1d	1	0.90mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	1.08mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	1d	19	1.16mi
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	3d	1	1.39mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 15 events

1. 2026-06-17
   remarks 675-char remark
2. 2026-06-17
   days on marketlisting id $271,144 Active 1 DOM
3. 2026-06-17
   days on market $271,144 Active 81 DOM
4. 2026-06-16
   days on market $271,144 Active 80 DOM
5. 2026-06-15
   days on market $271,144 Active 79 DOM
6. 2026-06-13
   days on market $271,144 Active 77 DOM
7. 2026-06-10
   days on market $271,144 Active 74 DOM
8. 2026-06-09
   days on market $271,144 Active 73 DOM
9. 2026-06-08
   days on market $271,144 Active 72 DOM
10. 2026-06-07
    days on market $271,144 Active 71 DOM
11. 2026-06-05
    days on market $271,144 Active 68 DOM
12. 2026-06-03
    days on market $271,144 Active 67 DOM
13. 2026-06-02
    days on market $271,144 Active 66 DOM
14. 2026-06-01
    days on market $271,144 Active 65 DOM
15. 2026-05-31
    days on market $271,144 Active 64 DOM

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

Taxation est. · year 1

• Rental income: $27,299
• − Mortgage interest: −$15,188
• − Property taxes: −$4,067
• − Insurance: −$1,356
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − HOA: −$348
• − Depreciation: −$7,888
• Taxable loss: −$5,916
• Est. tax savings @ 24.0%: +$1,420
• After-tax cash flow: $152/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 · 2 photos

Excellent 100/100 None rehab

This new construction home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with potential for both resale and rental value through minor cosmetic improvements.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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