7205 S Maple Ave · Broken Arrow, OK 74011

$281,107

4 bd · 2.0 ba · 1,615 sqft · SingleFamily · 45 Days on market

Built 2026 7,080 sqft lot Est $281k · at est. $29/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 +12.0/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• DSCR +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

NEW CONSTRUCTION! The Catherine Plan by Lennar Homes. Step into this beautifully designed 4-bedroom, 2-bath home featuring a welcoming front porch with a unique corner entry that adds curb appeal. Inside, you'll find a spacious living room that flows seamlessly into an open-concept kitchen—perfect for entertaining. The kitchen features an island with bar seating, Quartz counter tops, a large corner pantry, and an eat-in dining area. The floor plan is a split floor plan with no wasted space. On one side of the home, you'll find three generously sized bedrooms and a shared hall bath—with the front bedroom ideal for a home office or guest space. On the opposite side, the owner&rsqu

Key facts

• Eat-in dining area
• Open-concept kitchen
• Front porch

Tags

• FRONT PORCH
• CORNER ENTRY
• OPEN-CONCEPT KITCHEN
• ISLAND WITH BAR SEATING
• LARGE CORNER PANTRY
• EAT-IN DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $281k.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (14.2% below list).
• Recommended offer: $241k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 8 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).

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 45 days — a 3% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,315 (14.2% 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 45 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $281,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7205 S Maple Ave	0.00mi	4/2.0	1,615 (0%)	1mo	$281,107	$174	99
7017 S Maple Ave	0.00mi	4/2.0	1,613 (-0%)	3mo	$285,775	$177	98
7025 S Maple Ave	0.00mi	3/2.0 (-1)	1,633 (+1%)	1mo	$288,175	$176	92
7204 S Lions Ave	0.06mi	3/2.0 (-1)	1,633 (+1%)	1mo	$284,050	$174	90
7109 S Maple Ave	0.00mi	4/2.0	1,852 (+15%)	2mo	$311,017	$168	74
7121 S Maple Ave	0.00mi	3/2.0 (-1)	1,422 (-12%)	2mo	$267,200	$188	74
7208 S Lions Ave	0.06mi	3/2.0 (-1)	1,446 (-10%)	2mo	$277,144	$192	73
7606 Glenwood Cir	0.41mi	3/2.0 (-1)	1,634 (+1%)	2mo	$245,000	$150	72
1405 W Yuma Cir	0.28mi	4/2.0	1,784 (+10%)	0mo	$290,000	$163	69
7600 S Maple Ave	0.07mi	3/2.0 (-1)	1,414 (-12%)	3mo	$185,000	$131	69
1505 W Fredericksburg St	0.18mi	3/2.0 (-1)	1,831 (+13%)	3mo	$287,000	$157	62
909 W Albuquerque St	0.38mi	3/2.0 (-1)	1,786 (+11%)	1mo	$303,000	$170	59

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: -16.7%
• Equity multiple: 0.40×
• Total profit: $-46,980
• Equity at exit: $41,914

10-year hold

• IRR: -6.6%
• Equity multiple: 0.56×
• Total profit: $-34,818
• Equity at exit: $24,305

Cash invested: $78,710 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$1,474
• Tax est. 1.5%: −$351 /mo · $4,217/yr
• Insurance: −$117
• HOA: −$29
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-65

Break-even live

Break-even rent $2,496

Max offer price $271,661

Occupancy floor 98%

Sensitivity live

Price	-10% $129	-5% $32	+0% $-65	+5% $-162	+10% $-260
Rent	-10% $-256	-5% $-161	+0% $-65	+5% $30	+10% $125
Rate	-1.0pp $76	-0.5pp $6	base $-65	+0.5pp $-138	+1.0pp $-212

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: $70,277
• Closing costs: $8,433
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.45mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	4d	1	0.56mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.84mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.85mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.85mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	17d	1	1.12mi
3208 W Fredericksburg St Broken Arrow, OK	4.0	2.0	2014	$2,350	$1.17	3d	1	1.28mi
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	4d	1	1.33mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 2 events

1. 2026-04-06
   status Pending
2. 2026-02-20
   listed $281,107 Active

ⓘ 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: $28,958
• − Mortgage interest: −$15,746
• − Property taxes: −$4,217
• − Insurance: −$1,406
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − HOA: −$348
• − Depreciation: −$8,178
• Taxable loss: −$5,570
• Est. tax savings @ 24.0%: +$1,337
• After-tax cash flow: $553/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

2 events — show timeline

• 2026-04-06 Pending — MLS Technology, Inc.
• 2026-02-20 Listed $281,107 MLS Technology, Inc.