7312 S Gardenia Ave · Broken Arrow, OK 74011

$260,000

3 bd · 2.0 ba · 1,455 sqft · SingleFamily public records · 26 Days on market

Built 2012 9,486 sqft lot Est $258k · at est. $34/mo HOA · 2% 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 +12.5/30.0
• ARV discount +7.1/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• 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

* * Charming 3-Bedroom Home Near South Broken Arrow’s Newest Amenities! * * – This house in Iron Horse Ranch features several recent upgrades, including: fresh paint, a water filtration system, a full privacy fence, hot water tank, hot tub hookup, and more. Just down the street is the neighborhood playground, and 5 minutes north is the brand-new Reasor’s. Come check it out today!

Key facts

• Granite counter tops
• 9,486 sq ft lot
• 2 garage spots

Tags

• GRANITE COUNTER TOPS
• NEIGHBORHOOD PLAYGROUND

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee applies; Community amenities include clubhouse and park

Exterior

• Parking: Attached garage with shelving; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available (generator hookup); Natural gas available; Cable available
• Home design: Single-story home; Faces east; Slab foundation; Property type: Single-family (detached)
• Construction: Built using brick, vinyl siding, and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Rain gutters; Full privacy fencing

Interior

• Kitchen: Dishwasher; Oven/Range/Stove; Breakfast nook; Pantry
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Two additional bedrooms (first floor)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; High-speed internet available; Wired for data; Ceiling fan(s); Gas range connection; Programmable thermostat; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-38 ($-455/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (13.9% below list).
• Recommended offer: $224k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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

• It's been on market 26 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

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 $223,740 (13.9% 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $257,535
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2612 W El Dorado St	0.14mi	3/2.0	1,395 (-4%)	1mo	$250,000	$179	86
2705 W Decatur St	0.10mi	3/2.0	1,385 (-5%)	3mo	$229,000	$165	85
7401 S Elder Ave	0.22mi	3/2.0	1,336 (-8%)	1mo	$234,000	$175	75
7416 S Laurel Ave	0.33mi	3/2.0	1,544 (+6%)	3mo	$287,500	$186	72
7201 S Joshua Ave	0.19mi	3/2.0	1,632 (+12%)	2mo	$282,000	$173	69
2816 W Charlotte St	0.09mi	4/2.0 (+1)	1,625 (+12%)	4mo	$275,000	$169	68
2605 W Glendale St	0.27mi	3/2.0	1,606 (+10%)	3mo	$255,000	$159	68
3220 W Mobile St	0.62mi	3/2.0	1,503 (+3%)	1mo	$265,000	$176	65
3131 W Yuma Ct S	0.38mi	3/2.0	1,586 (+9%)	3mo	$304,700	$192	65
12717 E 130th St	0.69mi	3/1.5	1,492 (+2%)	1mo	$275,000	$184	61
7505 S Walnut Ave	0.60mi	3/2.0	1,606 (+10%)	4mo	$285,000	$177	52
2406 W Kingsport Ct S	0.54mi	3/2.0	1,654 (+14%)	3mo	$303,000	$183	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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-42,027
• Equity at exit: $38,767

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-29,141
• Equity at exit: $22,480

Cash invested: $72,800 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$300 /mo · $3,596/yr
• Insurance: −$108
• HOA: −$34
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-38

Break-even live

Break-even rent $2,285

Max offer price $253,301

Occupancy floor 97%

Sensitivity live

Price	-10% $109	-5% $36	+0% $-38	+5% $-112	+10% $-185
Rent	-10% $-215	-5% $-126	+0% $-38	+5% $50	+10% $139
Rate	-1.0pp $93	-0.5pp $28	base $-38	+0.5pp $-105	+1.0pp $-174

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	4d	1	0.34mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.42mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.43mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.45mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	11d	1	0.57mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	4d	1	0.61mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	3d	19	0.88mi
4500 W Winston St Broken Arrow, OK	4.0	2.0	1812	$2,445	$1.35	3d	1	1.04mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: water

Listing history 19 events

1. 2026-05-19
   status Pending
2. 2026-05-16
   price $260,000
3. 2026-05-06
   price $265,000
4. 2026-04-22
   listed $270,000 Active
5. 2024-11-19
   soldstatus $255,000
6. 2024-11-15
   soldstatus $255,000 Closed 403-char remark

   Show marketing remark (403 chars)

   * * Charming 3-Bedroom Home Near South Broken Arrow’s Newest Amenities! * * – This house in Iron Horse Ranch features several recent upgrades, including: fresh paint, a water filtration system, a full privacy fence, hot water tank, hot tub hookup, and more. Just down the street is the neighborhood playground, and 5 minutes north is the brand-new Reasor’s. Come check it out today!

7. 2024-10-12
   status Pending 403-char remark

   Show marketing remark (403 chars)

   * * Charming 3-Bedroom Home Near South Broken Arrow’s Newest Amenities! * * – This house in Iron Horse Ranch features several recent upgrades, including: fresh paint, a water filtration system, a full privacy fence, hot water tank, hot tub hookup, and more. Just down the street is the neighborhood playground, and 5 minutes north is the brand-new Reasor’s. Come check it out today!

8. 2024-10-11
   listed $255,000 Active 403-char remark

   Show marketing remark (403 chars)

   * * Charming 3-Bedroom Home Near South Broken Arrow’s Newest Amenities! * * – This house in Iron Horse Ranch features several recent upgrades, including: fresh paint, a water filtration system, a full privacy fence, hot water tank, hot tub hookup, and more. Just down the street is the neighborhood playground, and 5 minutes north is the brand-new Reasor’s. Come check it out today!

9. 2020-10-30
   soldstatus $182,000 Closed 448-char remark

   Show marketing remark (448 chars)

   Back on the market due to unforeseen circumstances with the buyer. Appraisal and Inspections have already been done and are available upon request! Stunning home in Iron Horse Ranch with so much to offer! This Open floor plan boasts tons of natural light, new vinyl floors, fresh paint, and a great curb appeal! This split floor plan home is great for all family types! Broken Arrow Schools with close highway access, that allows for easy commutes.

10. 2020-09-16
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Back on the market due to unforeseen circumstances with the buyer. Appraisal and Inspections have already been done and are available upon request! Stunning home in Iron Horse Ranch with so much to offer! This Open floor plan boasts tons of natural light, new vinyl floors, fresh paint, and a great curb appeal! This split floor plan home is great for all family types! Broken Arrow Schools with close highway access, that allows for easy commutes.

11. 2020-09-08
    status Active 448-char remark

    Show marketing remark (448 chars)

    Back on the market due to unforeseen circumstances with the buyer. Appraisal and Inspections have already been done and are available upon request! Stunning home in Iron Horse Ranch with so much to offer! This Open floor plan boasts tons of natural light, new vinyl floors, fresh paint, and a great curb appeal! This split floor plan home is great for all family types! Broken Arrow Schools with close highway access, that allows for easy commutes.

12. 2020-09-01
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Back on the market due to unforeseen circumstances with the buyer. Appraisal and Inspections have already been done and are available upon request! Stunning home in Iron Horse Ranch with so much to offer! This Open floor plan boasts tons of natural light, new vinyl floors, fresh paint, and a great curb appeal! This split floor plan home is great for all family types! Broken Arrow Schools with close highway access, that allows for easy commutes.

13. 2020-08-31
    status Active 448-char remark

    Show marketing remark (448 chars)

    Back on the market due to unforeseen circumstances with the buyer. Appraisal and Inspections have already been done and are available upon request! Stunning home in Iron Horse Ranch with so much to offer! This Open floor plan boasts tons of natural light, new vinyl floors, fresh paint, and a great curb appeal! This split floor plan home is great for all family types! Broken Arrow Schools with close highway access, that allows for easy commutes.

14. 2020-08-28
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Back on the market due to unforeseen circumstances with the buyer. Appraisal and Inspections have already been done and are available upon request! Stunning home in Iron Horse Ranch with so much to offer! This Open floor plan boasts tons of natural light, new vinyl floors, fresh paint, and a great curb appeal! This split floor plan home is great for all family types! Broken Arrow Schools with close highway access, that allows for easy commutes.

15. 2020-08-19
    status Active 448-char remark

    Show marketing remark (448 chars)

    Back on the market due to unforeseen circumstances with the buyer. Appraisal and Inspections have already been done and are available upon request! Stunning home in Iron Horse Ranch with so much to offer! This Open floor plan boasts tons of natural light, new vinyl floors, fresh paint, and a great curb appeal! This split floor plan home is great for all family types! Broken Arrow Schools with close highway access, that allows for easy commutes.

16. 2020-07-17
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Back on the market due to unforeseen circumstances with the buyer. Appraisal and Inspections have already been done and are available upon request! Stunning home in Iron Horse Ranch with so much to offer! This Open floor plan boasts tons of natural light, new vinyl floors, fresh paint, and a great curb appeal! This split floor plan home is great for all family types! Broken Arrow Schools with close highway access, that allows for easy commutes.

17. 2020-07-07
    listed $180,000 Active 448-char remark

    Show marketing remark (448 chars)

    Back on the market due to unforeseen circumstances with the buyer. Appraisal and Inspections have already been done and are available upon request! Stunning home in Iron Horse Ranch with so much to offer! This Open floor plan boasts tons of natural light, new vinyl floors, fresh paint, and a great curb appeal! This split floor plan home is great for all family types! Broken Arrow Schools with close highway access, that allows for easy commutes.

18. 2012-06-05
    soldstatus $143,000
19. 2011-01-04
    soldstatus $3,617,500

ⓘ 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: $3,596 · $300/mo
• Projected year-2 tax: $3,596 · $300/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 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $26,849
• − Mortgage interest: −$14,564
• − Property taxes: −$3,596
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − HOA: −$408
• − Depreciation: −$7,564
• Taxable loss: −$4,879
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $716/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

-92.8% since first listed

19 events — show timeline

• 2026-05-19 Pending — MLS Technology, Inc.
• 2026-05-16 Price Changed $260,000 MLS Technology, Inc.
• 2026-05-06 Price Changed $265,000 MLS Technology, Inc.
• 2026-04-22 Listed $270,000 MLS Technology, Inc.
• 2024-11-19 Sold (Public Records) $255,000 Public Records
• 2024-11-15 Sold (MLS) $255,000 MLS Technology, Inc.
• 2024-10-12 Pending — MLS Technology, Inc.
• 2024-10-11 Listed $255,000 MLS Technology, Inc.
• 2020-10-30 Sold (MLS) $182,000 MLS Technology, Inc.
• 2020-09-16 Pending — MLS Technology, Inc.
• 2020-09-08 Relisted — MLS Technology, Inc.
• 2020-09-01 Pending — MLS Technology, Inc.
• 2020-08-31 Relisted — MLS Technology, Inc.
• 2020-08-28 Pending — MLS Technology, Inc.
• 2020-08-19 Relisted — MLS Technology, Inc.
• 2020-07-17 Pending — MLS Technology, Inc.
• 2020-07-07 Listed $180,000 MLS Technology, Inc.
• 2012-06-05 Sold (Public Records) $143,000 Public Records
• 2011-01-04 Sold (Public Records) $3,617,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,596 · +26.5% YoY. Source: county tax records.