7005 S Birch Ave · Broken Arrow, OK 74011

$258,700

4 bd · 2.0 ba · 1,902 sqft · SingleFamily public records · 3 Days on market

Built 1979 0.25 ac lot Est $285k · 9% under

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Why this score? — see what drove the C+ 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 +23.8/30.0
• ARV discount +11.7/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• 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

4 Bedrm Updated, Mstr Down, Lots Of Updates Last Few Yrs. Paint In & Out, New Carpet, Wood Laminate In Family, Formal Liv & Dining. Ceramic, H/W Heater All New Lite Fixtures, Crown Molding & Fixtures. Huge Backyard! Room For Expansion. A Must See!

Key facts

• Newer fence
• Large storage closet
• Cozy fireplace

Tags

• COZY FIREPLACE
• DEDICATED OFFICE
• LARGE STORAGE CLOSET
• MATURE SHADE TREES
• NEWER FENCE
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Cap rate 8.6% 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: Spring Creek Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 494 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent runs 33% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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 $140k; list at $259k implies a 85% 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 $258,700

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $285,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7005 S Birch Ave	0.00mi	4/2.5	1,902 (0%)	1mo	$269,200	$142	97
6500 Birch Ave	0.19mi	3/2.0 (-1)	1,981 (+4%)	5mo	$216,000	$109	76
7500 S Gum Ave	0.45mi	4/2.0	1,941 (+2%)	2mo	$308,500	$159	74
6312 S Date Ave	0.30mi	4/2.0	1,750 (-8%)	4mo	$280,000	$160	70
805 W Glenwood Ave	0.54mi	4/2.5	1,884 (-1%)	4mo	$220,000	$117	68
6605 S 1st St	0.24mi	4/2.5	2,051 (+8%)	9mo	$310,000	$151	66
909 W Albuquerque St	0.46mi	3/2.0 (-1)	1,786 (-6%)	1mo	$303,000	$170	62
213 W Quanah St S	0.41mi	3/2.0 (-1)	1,808 (-5%)	6mo	$266,900	$148	62
6605 S Ash Pl	0.19mi	3/2.5 (-1)	2,143 (+13%)	9mo	$205,000	$96	56
117 W Timberlane Ct	0.68mi	3/2.0 (-1)	1,749 (-8%)	2mo	$252,500	$144	48
7606 Glenwood Cir	0.48mi	3/2.0 (-1)	1,634 (-14%)	2mo	$245,000	$150	47
7737 S Park Ave	0.66mi	3/2.0 (-1)	1,647 (-13%)	5mo	$260,000	$158	37

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-7,241
• Equity at exit: $38,573

10-year hold

• IRR: 8.2%
• Equity multiple: 1.65×
• Total profit: $47,027
• Equity at exit: $22,368

Cash invested: $72,436 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,726 high
• Mortgage (P&I): −$1,357
• Tax from tax record: −$191 /mo · $2,297/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $498

Break-even live

Break-even rent $2,096

Max offer price $258,700

Occupancy floor 77%

Sensitivity live

Price	-10% $644	-5% $571	+0% $498	+5% $424	+10% $351
Rent	-10% $282	-5% $390	+0% $498	+5% $605	+10% $713
Rate	-1.0pp $628	-0.5pp $563	base $498	+0.5pp $431	+1.0pp $362

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: $64,675
• Closing costs: $7,761
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	17d	1	0.31mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	12d	1	1.30mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	4d	1	1.40mi
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	5d	1	1.42mi
6800 S 20th St Broken Arrow, OK	3.0	2.0	1388	$2,195	$1.58	5d	1	1.48mi

Listing history 21 events

1. 2026-03-23
   status Pending
2. 2026-03-17
   listed $258,700 Active
3. 2009-10-02
   soldstatus $140,000
4. 2009-09-25
   soldstatus $140,000 265-char remark

   Show marketing remark (265 chars)

   4 Bedrm Updated, Mstr Down, Lots Of Updates Last Few Yrs. Paint In & Out, New Carpet, Wood Laminate In Family, Formal Liv & Dining. Ceramic, H/W Heater All New Lite Fixtures, Crown Molding & Fixtures. Huge Backyard! Room For Expansion. A Must See!

5. 2009-08-18
   historical 265-char remark

   Show marketing remark (265 chars)

   4 Bedrm Updated, Mstr Down, Lots Of Updates Last Few Yrs. Paint In & Out, New Carpet, Wood Laminate In Family, Formal Liv & Dining. Ceramic, H/W Heater All New Lite Fixtures, Crown Molding & Fixtures. Huge Backyard! Room For Expansion. A Must See!

6. 2009-06-15
   listed $149,900 265-char remark

   Show marketing remark (265 chars)

   4 Bedrm Updated, Mstr Down, Lots Of Updates Last Few Yrs. Paint In & Out, New Carpet, Wood Laminate In Family, Formal Liv & Dining. Ceramic, H/W Heater All New Lite Fixtures, Crown Molding & Fixtures. Huge Backyard! Room For Expansion. A Must See!

7. 2002-02-06
   soldstatus $105,000
8. 2002-01-25
   soldstatus $105,000 226-char remark

   Show marketing remark (226 chars)

   PC393 NEW CARPET 2000,NEW PAINT INT 2000,NEW WOOD BLINDS THROUGHOUT 2000,NEW GARAGE DOOR OPENER, NEW AC/HOT WATER HEEATER 2000,NEW KITCHEN COUNTERTOPS & APPLIANCES & FLOORING IN KITCHEN. SUBJECT TO LENDER APPROVAL.

9. 2002-01-02
   historical 226-char remark

   Show marketing remark (226 chars)

   PC393 NEW CARPET 2000,NEW PAINT INT 2000,NEW WOOD BLINDS THROUGHOUT 2000,NEW GARAGE DOOR OPENER, NEW AC/HOT WATER HEEATER 2000,NEW KITCHEN COUNTERTOPS & APPLIANCES & FLOORING IN KITCHEN. SUBJECT TO LENDER APPROVAL.

10. 2001-07-16
    listed $106,900 226-char remark

    Show marketing remark (226 chars)

    PC393 NEW CARPET 2000,NEW PAINT INT 2000,NEW WOOD BLINDS THROUGHOUT 2000,NEW GARAGE DOOR OPENER, NEW AC/HOT WATER HEEATER 2000,NEW KITCHEN COUNTERTOPS & APPLIANCES & FLOORING IN KITCHEN. SUBJECT TO LENDER APPROVAL.

11. 2001-07-16
    historical

    Show marketing remark (226 chars)

    PC393 NEW CARPET 2000,NEW PAINT INT 2000,NEW WOOD BLINDS THROUGHOUT 2000,NEW GARAGE DOOR OPENER, NEW AC/HOT WATER HEEATER 2000,NEW KITCHEN COUNTERTOPS & APPLIANCES & FLOORING IN KITCHEN. SUBJECT TO LENDER APPROVAL.

12. 2001-01-15
    listed $117,500
13. 2000-11-10
    historical
14. 2000-09-13
    listed $117,500
15. 2000-07-11
    soldstatus $100,000
16. 2000-06-30
    soldstatus $101,000
17. 2000-06-19
    historical
18. 2000-02-06
    listed $100,000
19. 1999-03-17
    historical
20. 1998-09-17
    listed $97,900
21. 1990-10-09
    soldstatus $72,000

ⓘ 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: $2,297 · $191/mo
• Projected year-2 tax: $2,328 · $194/mo
• Expected delta: +$31/yr (+$3/mo · 1.4%)

ⓘ 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: $32,712
• − Mortgage interest: −$14,491
• − Property taxes: −$2,297
• − Insurance: −$1,294
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − Depreciation: −$7,526
• Taxable income: $1,871
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $5,523/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

+259.3% since first listed

21 events — show timeline

• 2026-03-23 Pending — MLS Technology, Inc.
• 2026-03-17 Listed $258,700 MLS Technology, Inc.
• 2009-10-02 Sold (Public Records) $140,000 Public Records
• 2009-09-25 Sold (MLS) $140,000 MLS Technology, Inc.
• 2009-08-18 Listing Removed — MLS Technology, Inc.
• 2009-06-15 Listed $149,900 MLS Technology, Inc.
• 2002-02-06 Sold (Public Records) $105,000 Public Records
• 2002-01-25 Sold (MLS) $105,000 MLS Technology, Inc.
• 2002-01-02 Listing Removed — MLS Technology, Inc.
• 2001-07-16 Listing Removed — MLS Technology, Inc.
• 2001-07-16 Listed $106,900 MLS Technology, Inc.
• 2001-01-15 Listed $117,500 MLS Technology, Inc.
• 2000-11-10 Listing Removed — MLS Technology, Inc.
• 2000-09-13 Listed $117,500 MLS Technology, Inc.
• 2000-07-11 Sold (Public Records) $100,000 Public Records
• 2000-06-30 Sold (MLS) $101,000 MLS Technology, Inc.
• 2000-06-19 Listing Removed — MLS Technology, Inc.
• 2000-02-06 Listed $100,000 MLS Technology, Inc.
• 1999-03-17 Listing Removed — MLS Technology, Inc.
• 1998-09-17 Listed $97,900 MLS Technology, Inc.
• 1990-10-09 Sold (Public Records) $72,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,297 · +3.1% YoY. Source: county tax records.