3220 W Mobile St · Broken Arrow, OK 74011

$255,000

3 bd · 2.0 ba · 1,503 sqft · SingleFamily public records · 3 Days on market

Built 2010 7,914 sqft lot Est $266k · at est. $27/mo HOA · 1% of rent

---

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 +14.9/30.0
• ARV discount +9.4/15.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• 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

Located in the Bentley Village III neighborhood, this adorable home offers a welcoming and well-designed floor plan. The living room features a fireplace and flows easily into the kitchen, which includes a dedicated breakfast nook. The primary bedroom provides a private bathroom equipped with both a separate shower and a bathtub. Move-in is made easier with all major appliances included, such as the refrigerator, washer, and dryer. The outside space features a covered porch. Neighborhood amenities include access to a community pool, park, and clubroom.

Key facts

• 7,914 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual HOA fee $325; HOA amenities include clubhouse, park, and pool

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces southeast; Slab foundation
• Construction: Brick and wood siding with wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered porch; Concrete driveway; Partial privacy fencing

Interior

• Kitchen: Breakfast nook; Oven; Range; Refrigerator; Dishwasher; Laminate counters
• Bedrooms: Master bedroom with private bath (first level); Additional bedrooms on first level
• Flooring: Vinyl flooring
• Bathrooms: Master bath with separate shower and bathtub (first level); Hall full bath (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows
• Laundry & utility: Inside utility room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $74 ($889/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (11.4% below list).
• Recommended offer: $226k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $150k; list at $255k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,021 (11.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $266,031
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 W Mobile St	0.00mi	3/2.0	1,503 (0%)	1mo	$265,000	$176	99
12717 E 130th St	0.47mi	3/1.5	1,492 (-1%)	1mo	$275,000	$184	74
7416 S Laurel Ave	0.49mi	3/2.0	1,544 (+3%)	3mo	$287,500	$186	70
3012 W Mobile Pl	0.15mi	3/2.0	1,715 (+14%)	2mo	$295,000	$172	68
2713 W Quinton St	0.45mi	3/2.0	1,640 (+9%)	2mo	$290,000	$177	63
2604 W Natchez St	0.36mi	3/2.0	1,683 (+12%)	3mo	$300,000	$178	61
2605 W Glendale St	0.56mi	3/2.0	1,606 (+7%)	3mo	$255,000	$159	60
2612 W El Dorado St	0.68mi	3/2.0	1,395 (-7%)	1mo	$250,000	$179	56
2705 W Decatur St	0.68mi	3/2.0	1,385 (-8%)	3mo	$229,000	$165	53
7201 S Joshua Ave	0.67mi	3/2.0	1,632 (+9%)	2mo	$282,000	$173	53
7209 S Hemlock Ave	0.68mi	3/2.0	1,695 (+13%)	0mo	$302,500	$178	47
7401 S Elder Ave	0.73mi	3/2.0	1,336 (-11%)	1mo	$234,000	$175	46

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-34,095
• Equity at exit: $38,021

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-13,090
• Equity at exit: $22,048

Cash invested: $71,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$241 /mo · $2,892/yr
• Insurance: −$106
• HOA: −$27
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $74

Break-even live

Break-even rent $2,166

Max offer price $255,000

Occupancy floor 92%

Sensitivity live

Price	-10% $218	-5% $146	+0% $74	+5% $2	+10% $-70
Rent	-10% $-104	-5% $-15	+0% $74	+5% $163	+10% $253
Rate	-1.0pp $202	-0.5pp $139	base $74	+0.5pp $8	+1.0pp $-59

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 W Fredericksburg St Broken Arrow, OK	4.0	2.0	2014	$2,350	$1.17	3d	1	0.49mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.57mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.57mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	3d	1	0.58mi
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	5d	1	0.67mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	4d	1	0.87mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	12d	1	1.00mi
4500 W Winston St Broken Arrow, OK	4.0	2.0	1812	$2,445	$1.35	3d	1	1.22mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	3d	19	1.46mi

HOA detail

• Monthly dues: $27 · $324/yr
• Likely covers: pool

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-25
   listed $255,000 Active
3. 2011-02-23
   soldstatus $150,000
4. 2009-07-07
   soldstatus $943,500

ⓘ 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: $2,892 · $241/mo
• Projected year-2 tax: $2,892 · $241/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 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $27,123
• − Mortgage interest: −$14,284
• − Property taxes: −$2,892
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − HOA: −$324
• − Depreciation: −$7,418
• Taxable loss: −$3,410
• Est. tax savings @ 24.0%: +$818
• After-tax cash flow: $1,707/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

-73.0% since first listed

4 events — show timeline

• 2026-04-29 Pending — MLS Technology, Inc.
• 2026-04-25 Listed $255,000 MLS Technology, Inc.
• 2011-02-23 Sold (Public Records) $150,000 Public Records
• 2009-07-07 Sold (Public Records) $943,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,892 · +3.0% YoY. Source: county tax records.