7308 S Oak Ave · Broken Arrow, OK 74011

$255,000

3 bd · 2.0 ba · 1,687 sqft · SingleFamily public records · 25 Days on market

Built 1983 0.34 ac lot Est $294k · 13% under $17/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 +15.0/30.0
• ARV discount +13.4/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• 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

Adorable house in sought after neighborhood. House has new carpet, ceiling in kitchen has been redone, mature trees and a corner lot.

Key facts

• Breakfast nook
• Large corner lot
• Covered patio

Tags

• LARGE CORNER LOT
• BREAKFAST NOOK
• BAY WINDOWS
• COVERED PATIO
• PRIVATE BATHROOM
• BUILT-IN VANITY

Property features AI

Finance

• HOA & community: Homeowners association with $200 annual fee; Community amenities include park, pool, and tennis courts; Neighborhood features include gutters and sidewalks

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Built with stone, wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Rain gutters; Full decorative fencing; Corner lot

Interior

• Kitchen: Pantry; Double oven; Dishwasher; Microwave; Oven; Range; Garbage disposal; Plumbed for ice maker; Electric water heater
• 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
• Bathrooms: Two full bathrooms (both on the first floor); Hall bath with bathtub; Master bath with bathtub
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Laminate counters; Cable TV wiring; Electric oven and range connections; Gas-log fireplace
• Laundry & utility: Inside utility room (First floor); Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $81 ($973/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 $225k (11.7% below list).
• Recommended offer: $225k (11.7% 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: Aspen Creek Es (math 23% / reading 22%, grade F, #409 of 845 statewide, top 49%, 628 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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

• It's been on market 25 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 35y 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 $192k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $225,180 (11.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $293,538
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7025 S Maple Ave	0.13mi	3/2.0	1,633 (-3%)	1mo	$288,175	$176	87
7204 S Lions Ave	0.18mi	3/2.0	1,633 (-3%)	1mo	$284,050	$174	85
7205 S Maple Ave	0.13mi	4/2.0 (+1)	1,615 (-4%)	1mo	$281,107	$174	81
1505 W Fredericksburg St	0.09mi	3/2.0	1,831 (+8%)	3mo	$287,000	$157	79
1405 W Yuma Cir	0.30mi	4/2.0 (+1)	1,784 (+6%)	0mo	$290,000	$163	71
7109 S Maple Ave	0.13mi	4/2.0 (+1)	1,852 (+10%)	2mo	$311,017	$168	71
7606 Glenwood Cir	0.54mi	3/2.0	1,634 (-3%)	2mo	$245,000	$150	68
1905 W Huntsville Pl	0.41mi	2/2.0 (-1)	1,776 (+5%)	1mo	$321,750	$181	66
7208 S Lions Ave	0.18mi	3/2.0	1,446 (-14%)	2mo	$277,144	$192	66
909 W Albuquerque St	0.50mi	3/2.0	1,786 (+6%)	1mo	$303,000	$170	66
1907 W Imperial St	0.45mi	2/2.0 (-1)	1,749 (+4%)	3mo	$310,000	$177	66
7112 S Maple Ave	0.13mi	4/2.0 (+1)	1,940 (+15%)	1mo	$316,555	$163	63

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: $-33,666
• Equity at exit: $38,021

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-12,214
• Equity at exit: $22,048

Cash invested: $71,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$237 /mo · $2,848/yr
• Insurance: −$106
• HOA: −$17
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $81

Break-even live

Break-even rent $2,149

Max offer price $255,000

Occupancy floor 91%

Sensitivity live

Price	-10% $225	-5% $153	+0% $81	+5% $9	+10% $-63
Rent	-10% $-97	-5% $-8	+0% $81	+5% $170	+10% $259
Rate	-1.0pp $210	-0.5pp $146	base $81	+0.5pp $15	+1.0pp $-52

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	12d	1	0.34mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	5d	1	0.47mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.74mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.76mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	0d	1	0.76mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	0d	19	1.04mi
3208 W Fredericksburg St Broken Arrow, OK	4.0	2.0	2014	$2,300	$1.14	0d	1	1.16mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	18d	1	1.22mi
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	5d	1	1.22mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 39 events

1. 2026-06-22
   days on market $255,000 Active 25 DOM
2. 2026-06-18
   days on market $255,000 Active 22 DOM
3. 2026-06-17
   days on market $255,000 Active 21 DOM
4. 2026-06-16
   days on market $255,000 Active 20 DOM
5. 2026-06-15
   days on market $255,000 Active 19 DOM
6. 2026-06-13
   days on market $255,000 Active 17 DOM
7. 2026-06-10
   days on market $255,000 Active 14 DOM
8. 2026-06-09
   days on market $255,000 Active 13 DOM
9. 2026-06-08
   days on market $255,000 Active 12 DOM
10. 2026-06-07
    days on market $255,000 Active 11 DOM
11. 2026-06-05
    days on market $255,000 Active 8 DOM
12. 2026-06-03
    days on market $255,000 Active 7 DOM
13. 2026-06-02
    days on market $255,000 Active 6 DOM
14. 2026-06-01
    days on market $255,000 Active 5 DOM
15. 2026-05-31
    days on market $255,000 Active 4 DOM
16. 2026-05-27
    listed $255,000 Active
17. 2021-01-08
    soldstatus $192,500
18. 2021-01-07
    soldstatus $192,500 Closed 133-char remark

    Show marketing remark (133 chars)

    Adorable house in sought after neighborhood. House has new carpet, ceiling in kitchen has been redone, mature trees and a corner lot.

19. 2020-11-30
    status Pending 133-char remark

    Show marketing remark (133 chars)

    Adorable house in sought after neighborhood. House has new carpet, ceiling in kitchen has been redone, mature trees and a corner lot.

20. 2020-11-23
    price $192,500 133-char remark

    Show marketing remark (133 chars)

    Adorable house in sought after neighborhood. House has new carpet, ceiling in kitchen has been redone, mature trees and a corner lot.

21. 2020-11-03
    listed $205,000 Active 133-char remark

    Show marketing remark (133 chars)

    Adorable house in sought after neighborhood. House has new carpet, ceiling in kitchen has been redone, mature trees and a corner lot.

22. 2007-07-17
    soldstatus $130,000
23. 2007-06-15
    historical
24. 2007-04-12
    historical
25. 2007-04-11
    listed $149,900
26. 2006-10-11
    listed $149,950
27. 2003-11-25
    soldstatus $112,000
28. 2003-11-20
    soldstatus $112,000
29. 2003-11-03
    historical
30. 2003-06-19
    listed $114,990
31. 2003-06-17
    historical
32. 2002-12-30
    listed $117,000
33. 2002-12-01
    historical
34. 2002-07-31
    listed $119,000
35. 1992-07-27
    historical
36. 1992-03-19
    listed $79,900
37. 1992-03-14
    historical
38. 1991-09-14
    listed $82,500
39. 1990-03-12
    soldstatus $76,000

ⓘ 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: $2,848 · $237/mo
• Projected year-2 tax: $2,848 · $237/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 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: $27,022
• − Mortgage interest: −$14,284
• − Property taxes: −$2,848
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$204
• − Depreciation: −$7,418
• Taxable loss: −$3,331
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $1,773/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

+235.5% since first listed

24 events — show timeline

• 2026-05-27 Listed $255,000 MLS Technology, Inc.
• 2021-01-08 Sold (Public Records) $192,500 Public Records
• 2021-01-07 Sold (MLS) $192,500 MLS Technology, Inc.
• 2020-11-30 Pending — MLS Technology, Inc.
• 2020-11-23 Price Changed $192,500 MLS Technology, Inc.
• 2020-11-03 Listed $205,000 MLS Technology, Inc.
• 2007-07-17 Sold (Public Records) $130,000 Public Records
• 2007-06-15 Listing Removed — MLS Technology, Inc.
• 2007-04-12 Listing Removed — MLS Technology, Inc.
• 2007-04-11 Listed $149,900 MLS Technology, Inc.
• 2006-10-11 Listed $149,950 MLS Technology, Inc.
• 2003-11-25 Sold (Public Records) $112,000 Public Records
• 2003-11-20 Sold (MLS) $112,000 MLS Technology, Inc.
• 2003-11-03 Listing Removed — MLS Technology, Inc.
• 2003-06-19 Listed $114,990 MLS Technology, Inc.
• 2003-06-17 Listing Removed — MLS Technology, Inc.
• 2002-12-30 Listed $117,000 MLS Technology, Inc.
• 2002-12-01 Listing Removed — MLS Technology, Inc.
• 2002-07-31 Listed $119,000 MLS Technology, Inc.
• 1992-07-27 Listing Removed — MLS Technology, Inc.
• 1992-03-19 Listed $79,900 MLS Technology, Inc.
• 1992-03-14 Listing Removed — MLS Technology, Inc.
• 1991-09-14 Listed $82,500 MLS Technology, Inc.
• 1990-03-12 Sold (Public Records) $76,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,848 · +3.0% YoY. Source: county tax records.