7117 S Maple Ave · Broken Arrow, OK 74011

$285,775

4 bd · 2.0 ba · 1,613 sqft · SingleFamily · 144 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 +11.4/30.0
• ARV discount +6.7/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new four-bedroom home offers convenient single-story living. An open-concept layout combines the kitchen, living and dining areas, with a nearby covered patio providing simple indoor-outdoor living. All four bedrooms are tucked away to the side of the home for optimal privacy and comfort, including the lavish owner's suite with a full bathroom and walk-in closet.

Key facts

• Laundry room
• Corner pantry
• Magnolia plan

Tags

• MAGNOLIA PLAN
• JACK AND JILL BATHROOM
• OPEN-CONCEPT LIVING ROOM
• CORNER PANTRY
• BACK PATIO
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $350; Community features include gutters and sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: One-story home; Faces east; Under construction
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Home warranty included; Built by builder
• Exterior features: Concrete driveway; Rain gutters; Covered patio

Interior

• Kitchen: Island; Pantry; Breakfast nook; Dishwasher; Disposal; Microwave; Oven; Range; Stove
• Bedrooms: Bedrooms with walk-in closets; Bedrooms with Pullman baths; Master bedroom with private bath and walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with shower only and ventilation; Hall bath with bathtub and ventilation
• Heating & cooling: Central heating (gas); Central air; Programmable thermostat
• Interior features: High ceilings; Quartz counters; Stone counters; Electric oven connection; Gas range connection; Programmable thermostat; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (15.6% below list).
• Recommended offer: $241k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 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 $9k 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 144 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $241,311 (15.6% 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 144 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $280,662
• 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	89
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	74
7109 S Maple Ave	0.00mi	4/2.0	1,852 (+15%)	2mo	$311,017	$168	74
7606 Glenwood Cir	0.41mi	3/2.0 (-1)	1,634 (+1%)	2mo	$245,000	$150	72
7600 S Maple Ave	0.07mi	3/2.0 (-1)	1,414 (-12%)	3mo	$185,000	$131	69
1405 W Yuma Cir	0.28mi	4/2.0	1,784 (+11%)	0mo	$290,000	$163	69
1505 W Fredericksburg St	0.18mi	3/2.0 (-1)	1,831 (+14%)	3mo	$287,000	$157	62
909 W Albuquerque St	0.38mi	3/2.0 (-1)	1,786 (+11%)	1mo	$303,000	$170	58

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-49,793
• Equity at exit: $42,610

10-year hold

• IRR: -7.5%
• Equity multiple: 0.50×
• Total profit: $-39,916
• Equity at exit: $24,709

Cash invested: $80,017 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$1,499
• Tax est. 1.5%: −$357 /mo · $4,287/yr
• Insurance: −$119
• HOA: −$29
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-98

Break-even live

Break-even rent $2,537

Max offer price $271,656

Occupancy floor 99%

Sensitivity live

Price	-10% $100	-5% $1	+0% $-98	+5% $-196	+10% $-295
Rent	-10% $-288	-5% $-193	+0% $-98	+5% $-2	+10% $93
Rate	-1.0pp $46	-0.5pp $-25	base $-98	+0.5pp $-172	+1.0pp $-247

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: $71,444
• Closing costs: $8,573
• 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	11d	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	2d	1	0.84mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	0.85mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	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	2d	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 16 events

1. 2026-06-18
   days on market $285,775 Active 144 DOM
2. 2026-06-17
   days on market $285,775 Active 143 DOM
3. 2026-06-16
   days on market $285,775 Active 142 DOM
4. 2026-06-15
   days on market $285,775 Active 141 DOM
5. 2026-06-13
   days on market $285,775 Active 139 DOM
6. 2026-06-10
   days on market $285,775 Active 136 DOM
7. 2026-06-09
   days on market $285,775 Active 135 DOM
8. 2026-06-08
   days on market $285,775 Active 134 DOM
9. 2026-06-07
   days on market $285,775 Active 133 DOM
10. 2026-06-05
    days on market $285,775 Active 130 DOM
11. 2026-06-03
    days on market $285,775 Active 129 DOM
12. 2026-06-02
    days on market $285,775 Active 128 DOM
13. 2026-06-01
    days on market $285,775 Active 127 DOM
14. 2026-05-31
    days on market $285,775 Active 126 DOM
15. 2026-01-25
    listed $285,775 Active
16. 2025-11-06
    listed $285,775 Active 370-char remark

    Show marketing remark (370 chars)

    This new four-bedroom home offers convenient single-story living. An open-concept layout combines the kitchen, living and dining areas, with a nearby covered patio providing simple indoor-outdoor living. All four bedrooms are tucked away to the side of the home for optimal privacy and comfort, including the lavish owner's suite with a full bathroom and walk-in closet.

ⓘ 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: $28,957
• − Mortgage interest: −$16,008
• − Property taxes: −$4,287
• − Insurance: −$1,429
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − HOA: −$348
• − Depreciation: −$8,313
• Taxable loss: −$6,061
• Est. tax savings @ 24.0%: +$1,455
• After-tax cash flow: $284/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

+0.0% since first listed

2 events — show timeline

• 2026-01-25 Listed $285,775 MLS Technology, Inc.
• 2025-11-06 Listed $285,775 Zillow