5405 S Lions Ave · Broken Arrow, OK 74011

$235,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 6 Days on market

Built 1984 10,176 sqft lot Est $237k · 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 +12.9/30.0
• ARV discount +7.8/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TRADITIONAL 2 STORY, VAULTED LIVING ROOM, EATING SPACE IN KITCHEN, 2 PANTRY AREAS, WOODED LOT, MATURE TREES, REPLACED EVAPORATOR COIL IN AC, OVERSIZED DEEP GARAGE, CALL FIRST NO ANSWER

Key facts

• Brick fireplace
• Two pantry closets
• Wide homesite

Tags

• VAULTED CEILINGS
• BRICK FIREPLACE
• AMPLE STORAGE
• TWO PANTRY CLOSETS
• WOODED VIEW
• WIDE HOMESITE

Property features AI

Finance

• HOA & community: Community features: gutters and sidewalks

Exterior

• Parking: Attached garage (2 spaces)
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Two-story home; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Patio; Rain gutters; Chain link fencing; Wooded lot

Interior

• Kitchen: Eat-in kitchen with pantry; Oven; Range / Stove; Microwave; Disposal
• Bedrooms: Master bedroom (second level) with private bath and walk-in closet; Additional bedrooms on second level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath (second level); Hall full bath (second level); Hall half bath (first level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Laminate countertops; Aluminum frame windows; Electric range connection
• Laundry & utility: Interior utility room (first level); Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-15 ($-184/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (19.7% below list).
• Recommended offer: $189k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y 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 $85k; list at $235k implies a 176% gain — meaningful room to come down on a strong offer.

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 $188,761 (19.7% 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. 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: 0.80% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $236,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 W Miami St	0.16mi	3/2.0	1,274 (-8%)	0mo	$235,000	$184	78
5305 S Maple Pl	0.14mi	3/2.0	1,526 (+10%)	1mo	$270,000	$177	77
1109 W Los Angeles Cir	0.12mi	3/2.0	1,240 (-11%)	5mo	$205,000	$165	72
1113 W Durham St	0.44mi	3/2.0	1,320 (-5%)	2mo	$225,000	$170	69
1105 W Durham St	0.47mi	3/2.0	1,478 (+6%)	1mo	$225,000	$152	67
1116 W Birmingham St	0.56mi	3/2.0	1,340 (-4%)	1mo	$195,000	$146	67
1305 E Durham St	0.37mi	3/2.0	1,532 (+10%)	1mo	$265,000	$173	66
4508 S Ironwood Ave	0.62mi	3/2.0	1,449 (+4%)	1mo	$245,000	$169	63
1308 W Birmingham St	0.56mi	3/2.0	1,232 (-12%)	0mo	$255,000	$207	54
4416 S Elm Ave	0.70mi	3/1.5	1,324 (-5%)	6mo	$220,000	$166	53
417 W Birmingham Ave	0.73mi	3/2.0	1,286 (-8%)	2mo	$220,000	$171	52
4609 S Date Ave	0.74mi	3/2.0	1,260 (-10%)	3mo	$198,000	$157	47

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-37,007
• Equity at exit: $35,039

10-year hold

• IRR: -5.6%
• Equity multiple: 0.62×
• Total profit: $-24,880
• Equity at exit: $20,319

Cash invested: $65,800 (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: 385
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-15

Break-even live

Break-even rent $1,907

Max offer price $232,294

Occupancy floor 96%

Sensitivity live

Price	-10% $118	-5% $51	+0% $-15	+5% $-82	+10% $-148
Rent	-10% $-164	-5% $-90	+0% $-15	+5% $59	+10% $134
Rate	-1.0pp $103	-0.5pp $44	base $-15	+0.5pp $-76	+1.0pp $-138

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	5d	1	0.49mi
4801 S Elm Pl Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,729	$1.68	3d	8	0.61mi
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	3d	36	0.85mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	17d	1	1.00mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	3d	19	1.06mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	23d	1	1.12mi
505 W Quantico St Broken Arrow, OK	3.0	2.0	1033	$1,250	$1.21	12d	1	1.19mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	17d	1	1.28mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	25d	1	1.36mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	12d	1	1.37mi

Listing history 9 events

1. 2026-05-21
   listed $235,000 Active
2. 2001-04-05
   soldstatus $85,000
3. 2001-03-30
   soldstatus $85,000 184-char remark

   Show marketing remark (184 chars)

   TRADITIONAL 2 STORY, VAULTED LIVING ROOM, EATING SPACE IN KITCHEN, 2 PANTRY AREAS, WOODED LOT, MATURE TREES, REPLACED EVAPORATOR COIL IN AC, OVERSIZED DEEP GARAGE, CALL FIRST NO ANSWER

4. 2001-03-01
   soldstatus $85,000
5. 2001-02-07
   historical 184-char remark

   Show marketing remark (184 chars)

   TRADITIONAL 2 STORY, VAULTED LIVING ROOM, EATING SPACE IN KITCHEN, 2 PANTRY AREAS, WOODED LOT, MATURE TREES, REPLACED EVAPORATOR COIL IN AC, OVERSIZED DEEP GARAGE, CALL FIRST NO ANSWER

6. 2000-12-15
   listed $86,500 184-char remark

   Show marketing remark (184 chars)

   TRADITIONAL 2 STORY, VAULTED LIVING ROOM, EATING SPACE IN KITCHEN, 2 PANTRY AREAS, WOODED LOT, MATURE TREES, REPLACED EVAPORATOR COIL IN AC, OVERSIZED DEEP GARAGE, CALL FIRST NO ANSWER

7. 1996-08-20
   soldstatus $70,000
8. 1996-06-29
   listed $69,950
9. 1996-05-31
   soldstatus $67,000

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $2,115 · $176/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 3% 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: $22,651
• − Mortgage interest: −$13,164
• − Property taxes: −$2,115
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$6,836
• Taxable loss: −$4,263
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $839/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

+250.7% since first listed

9 events — show timeline

• 2026-05-21 Listed $235,000 MLS Technology, Inc.
• 2001-04-05 Sold (Public Records) $85,000 Public Records
• 2001-03-30 Sold (MLS) $85,000 MLS Technology, Inc.
• 2001-03-01 Sold (Public Records) $85,000 Public Records
• 2001-02-07 Listing Removed — MLS Technology, Inc.
• 2000-12-15 Listed $86,500 MLS Technology, Inc.
• 1996-08-20 Sold (Public Records) $70,000 Public Records
• 1996-06-29 Listed $69,950 MLS Technology, Inc.
• 1996-05-31 Sold (Public Records) $67,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,115 · +4.9% YoY. Source: county tax records.