Rc Franklin Plan · Broken Arrow, OK 74012

$247,000

3 bd · 2.0 ba · 1,243 sqft · SingleFamily · 159 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious Great Room, peninsula-style kitchen and a lovely dining area. Two secondary bedrooms off the kitchen provide secluded retreats, while the owner's suite is situated at the opposite side of the home with an attached bathroom and walk-in closet.

Key facts

• Dining area
• Secondary bedrooms
• Open-plan layout

Tags

• OPEN-PLAN LAYOUT
• GREAT ROOM
• PENINSULA-STYLE KITCHEN
• DINING AREA
• SECONDARY BEDROOMS
• OWNER'S SUITE

🏗️ New construction. The $247,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,411.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-529 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (31.7% below list).
• Recommended offer: $169k (31.7% 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: Leisure Park Es (math 25% / reading 29%, grade F, #311 of 845 statewide, top 40%, 541 students, 0% FRL); Oliver Ms (math 20% / reading 28%, grade F, #109 of 345 statewide, top 32%, 898 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 (+2.9%/yr); 764 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 86d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 159 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $168,688 (31.7% 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 159 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.63% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.42%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $269,411
• List price: $247,000
• Delta: -8.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1620 E Gary St	0.30mi	3/2.0	1,248 (+0%)	2mo	$248,175	$199	84
1613 E Gary St	0.30mi	3/2.0	1,243 (0%)	4mo	$249,175	$200	82
3007 S 16th Pl	0.43mi	3/2.0	1,243 (0%)	1mo	$249,175	$200	79
3003 S 16th Pl	0.43mi	3/2.0	1,248 (+0%)	2mo	$253,175	$203	78
2903 S 16th Pl	0.43mi	3/2.0	1,243 (0%)	3mo	$249,175	$200	78
1632 E Gary St	0.30mi	3/2.0	1,337 (+8%)	1mo	$257,325	$192	72
1612 E Gary St	0.30mi	3/2.0	1,337 (+8%)	4mo	$256,325	$192	70
3122 S 15th Pl	0.27mi	3/2.0	1,422 (+14%)	1mo	$263,175	$185	63
1616 E Gary St	0.30mi	3/2.0	1,422 (+14%)	4mo	$265,175	$186	59
1604 E Gary St	0.30mi	3/2.0	1,422 (+14%)	4mo	$264,175	$186	59
3009 S Ash Ave	0.66mi	3/2.0	1,283 (+3%)	7mo	$185,000	$144	58
200 E Laredo Pl	0.67mi	3/2.0	1,162 (-6%)	11mo	$200,000	$172	49

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -31.2%
• Equity multiple: -0.03×
• Total profit: $-77,438
• Equity at exit: $40,170

10-year hold

• IRR: -34.8%
• Equity multiple: -0.47×
• Total profit: $-111,146
• Equity at exit: $23,294

Cash invested: $75,435 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 40 under contract
• Months of supply: 3.5 mo (29%/mo absorbed)
• Median asking: $261,000 ($187/sqft)
• Median days on market: 43 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +16.2% above current asking $/sqft

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

ZIP-level market 74012

• Rents YoY: 2.9%
• Active inventory: 764
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$1,413
• Tax est. 1.5%: −$337 /mo · $4,041/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-529

Break-even live

Break-even rent $2,357

Max offer price $192,834

Occupancy floor —

Sensitivity live

Price	-10% $-343	-5% $-436	+0% $-529	+5% $-622	+10% $-715
Rent	-10% $-662	-5% $-596	+0% $-529	+5% $-463	+10% $-396
Rate	-1.0pp $-394	-0.5pp $-461	base $-529	+0.5pp $-599	+1.0pp $-670

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: $67,353
• Closing costs: $8,082
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3126 S 15th Pl Broken Arrow, OK	3.0	2.0	1446	$1,680	$1.16	7d	1	0.28mi
3122 S 15th Pl Broken Arrow, OK	3.0	2.0	1422	$1,680	$1.18	7d	1	0.28mi
3110 S 15th Pl Broken Arrow, OK	3.0	2.0	1422	$1,695	$1.19	7d	1	0.28mi
1604 E Gary St Broken Arrow, OK	3.0	2.0	1422	$1,945	$1.37	85d	1	0.32mi
105 W Boston St Broken Arrow, OK	2.0	2.0	1374	$1,500	$1.09	98d	1	0.76mi
3012 S Ash Ct Broken Arrow, OK	3.0	2.0	1300	$1,695	$1.30	73d	1	0.81mi
100 W Roanoke St Broken Arrow, OK	3.0	2.0	1198	$1,475	$1.23	7d	1	0.91mi
1204 E Quincy St Broken Arrow, OK	3.0	2.0	1355	$2,000	$1.48	73d	1	0.92mi
909 E Quincy St Apt 4 Broken Arrow, OK	2.0	1.0	870	$1,123	$1.29	119d	1	0.96mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	111d	1	1.04mi
1713 S 1st St Broken Arrow, OK	3.0	2.0	1302	$1,450	$1.11	119d	1	1.05mi
312 W Quantico St Broken Arrow, OK	3.0	2.0	1200	$1,295	$1.08	93d	1	1.06mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	106d	1	1.17mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	116d	1	1.21mi
1618 S Ash Pl Broken Arrow, OK	3.0	1.0	996	$1,500	$1.51	7d	1	1.23mi
108 W Waco Pl Broken Arrow, OK	3.0	2.0	1454	$1,700	$1.17	7d	1	1.24mi
1109 W Fulton St Broken Arrow, OK	3.0	2.0	1200	$1,295	$1.08	6d	1	1.31mi
1113 W Fulton St Broken Arrow, OK	3.0	2.0	1135	$1,295	$1.14	85d	1	1.32mi
1013 W Atlanta Ct Broken Arrow, OK	3.0	1.0	1200	$1,325	$1.10	111d	1	1.34mi
308 W Austin St Broken Arrow, OK	2.0	1.0	884	$1,299	$1.47	73d	1	1.44mi

Property features AI

Finance

• Financial info: List price $247,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Rc Franklin plan (new construction plan)
• Exterior features: Street address: 2917 S 10th St, Broken Arrow, OK 74012

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,243 total living space)

Listing history 50 events

1. 2026-09-23
   days on market $247,000 Active 159 DOM
2. 2026-09-22
   days on market $247,000 Active 158 DOM
3. 2026-09-21
   days on market $247,000 Active 157 DOM
4. 2026-09-20
   days on market $247,000 Active 156 DOM
5. 2026-09-19
   days on market $247,000 Active 155 DOM
6. 2026-09-18
   days on market $247,000 Active 154 DOM
7. 2026-09-17
   days on market $247,000 Active 153 DOM
8. 2026-09-16
   days on market $247,000 Active 152 DOM
9. 2026-09-15
   days on market $247,000 Active 151 DOM
10. 2026-09-14
    days on market $247,000 Active 150 DOM
11. 2026-09-13
    days on market $247,000 Active 149 DOM
12. 2026-09-12
    days on market $247,000 Active 148 DOM
13. 2026-09-11
    days on market $247,000 Active 147 DOM
14. 2026-09-05
    days on market $247,000 Active 141 DOM
15. 2026-09-04
    days on market $247,000 Active 140 DOM
16. 2026-09-03
    days on market $247,000 Active 139 DOM
17. 2026-08-31
    days on market $247,000 Active 136 DOM
18. 2026-08-29
    days on market $247,000 Active 134 DOM
19. 2026-08-28
    days on market $247,000 Active 133 DOM
20. 2026-08-27
    days on market $247,000 Active 132 DOM
21. 2026-08-26
    days on market $247,000 Active 131 DOM
22. 2026-08-25
    days on market $247,000 Active 130 DOM
23. 2026-08-24
    days on market $247,000 Active 129 DOM
24. 2026-08-23
    days on market $247,000 Active 128 DOM
25. 2026-08-22
    days on market $247,000 Active 127 DOM
26. 2026-08-21
    days on market $247,000 Active 126 DOM
27. 2026-08-20
    days on market $247,000 Active 125 DOM
28. 2026-08-19
    days on market $247,000 Active 124 DOM
29. 2026-08-18
    days on market $247,000 Active 123 DOM
30. 2026-08-17
    days on market $247,000 Active 122 DOM
31. 2026-08-16
    days on market $247,000 Active 121 DOM
32. 2026-08-15
    days on market $247,000 Active 120 DOM
33. 2026-08-14
    days on market $247,000 Active 119 DOM
34. 2026-08-13
    days on market $247,000 Active 118 DOM
35. 2026-08-12
    days on market $247,000 Active 117 DOM
36. 2026-08-11
    days on market $247,000 Active 116 DOM
37. 2026-08-10
    days on market $247,000 Active 115 DOM
38. 2026-08-09
    days on market $247,000 Active 114 DOM
39. 2026-08-08
    days on market $247,000 Active 113 DOM
40. 2026-08-07
    days on market $247,000 Active 112 DOM
41. 2026-08-06
    days on market $247,000 Active 111 DOM
42. 2026-08-05
    days on market $247,000 Active 110 DOM
43. 2026-08-04
    days on market $247,000 Active 109 DOM
44. 2026-08-03
    days on market $247,000 Active 108 DOM
45. 2026-08-01
    days on market $247,000 Active 105 DOM
46. 2026-07-30
    days on market $247,000 Active 103 DOM
47. 2026-07-28
    days on market $247,000 Active 102 DOM
48. 2026-07-26
    days on market $247,000 Active 100 DOM
49. 2026-07-24
    days on market $247,000 Active 98 DOM
50. 2026-07-23
    days on market $247,000 Active 97 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: $20,243
• − Mortgage interest: −$15,091
• − Property taxes: −$4,041
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$7,837
• Taxable loss: −$11,313
• Est. tax savings @ 24.0%: +$2,715
• After-tax cash flow: $-3,635/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 single-story home is in excellent condition with modern finishes and a good layout. It is move-in ready and would benefit from some exterior painting and landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting the exterior brick — 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 ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Leisure Park Es F OK #311/845 Nat'l #28,475/41,679 Middle Oliver Ms F OK #109/345 Nat'l #10,795/14,009 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

• Census place: Broken Arrow, OK
• County: Tulsa County · 723,846 people
• City population: 144,172
• Metro: Tulsa, OK
• Population (ZIP): 65,060
• Household income: $81,456
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 63% Two or more races 13% Hispanic / Latino 11% Black 7% Asian 5% Native American 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 7% Vietnamese 2% Other Asian/Pacific 1%

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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: ▼ -170.42%
• Current HPI: 214.1279
• Rent YoY: ▲ 2.94%
• 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 $247,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Rc Franklin plan (new construction plan)
• Exterior features: Street address: 2917 S 10th St, Broken Arrow, OK 74012

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,243 total living space)