12717 E 130th St · Broken Arrow, OK 74011

$280,000

3 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 66 Days on market

Built 1976 0.40 ac lot Est $256k · 9% over

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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 +12.5/30.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• Schools +3.5/10.0
• ARV discount +3.3/15.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous Bixby Northeast located on 0.40 Acres with a large 3 car Garage Shop in the back. 3 Bedrooms, 1.1 baths, Open & Spacious Family room with fireplace, Built-ins, Pretty Kitchen with updated colors, large Utility/Mud Room. Wonderful sized Master.

Key facts

• Expansive lot
• Two car workshop
• French doors

Tags

• MATURE TREES
• NO HOA
• COZY FIREPLACE
• FRENCH DOORS
• EXPANSIVE LOT
• TWO CAR WORKSHOP

Property features AI

Finance

• Other: Occupied by owner; No home warranty; Appraisal listed living area: 1,492
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage; Additional parking (concrete and gravel)
• Utilities: No storm shelter
• Home design: Single family residence; One-story; South-facing; Residential property
• Construction: Stone construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Porch; Outbuildings; Wood fencing; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: One living area; One dining area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-41 ($-486/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (20.0% below list).
• Recommended offer: $224k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Bixby (suburban): math 39% / reading 36% proficiency, ranked #15 of 270 in OK (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Bixby Hs (math 42% / reading 48%, grade D-, #13 of 447 statewide, top 3%, 2,102 students, 0% FRL) — zoned schools average 0% FRL vs 19% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• 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 2d 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 66 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $184k; list at $280k implies a 52% 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 $224,121 (20.0% 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 66 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $255,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12717 E 130th St	0.00mi	3/1.5	1,492 (+3%)	1mo	$275,000	$184	93
3220 W Mobile St	0.47mi	3/2.0	1,503 (+3%)	1mo	$265,000	$176	68
12838 S 121st East Ave	0.38mi	3/2.0	1,368 (-6%)	2mo	$225,000	$164	67
7416 S Laurel Ave	0.37mi	3/2.0	1,544 (+6%)	3mo	$287,500	$186	66
12663 E 128th St S	0.14mi	3/2.0	1,646 (+13%)	4mo	$304,500	$185	64
12737 S 120th EastAvenue	0.47mi	3/2.0	1,550 (+7%)	3mo	$230,000	$148	60
12764 S 123rd East Ave	0.27mi	3/2.0	1,247 (-14%)	2mo	$250,000	$200	58
12738 S 121st East Ave	0.44mi	3/1.5	1,272 (-12%)	0mo	$220,000	$173	56
7300 S Gardenia Ave	0.70mi	3/2.0	1,535 (+6%)	5mo	$246,000	$160	50
7201 S Joshua Ave	0.59mi	3/2.0	1,632 (+12%)	2mo	$282,000	$173	46
3131 W Yuma Ct S	0.72mi	3/2.0	1,586 (+9%)	3mo	$304,700	$192	45
2816 W Charlotte St	0.73mi	4/2.0 (+1)	1,625 (+12%)	4mo	$275,000	$169	34

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-45,512
• Equity at exit: $41,749

10-year hold

• IRR: -6.2%
• Equity multiple: 0.58×
• Total profit: $-32,703
• Equity at exit: $24,209

Cash invested: $78,400 (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: 381
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,241 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-41

Break-even live

Break-even rent $2,293

Max offer price $272,839

Occupancy floor 97%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7211 S Laurel Pl Broken Arrow, OK	4.0	2.0	1851	$2,200	$1.19	3d	1	0.48mi
4500 W Winston St Broken Arrow, OK	4.0	2.0	1812	$2,445	$1.35	2d	1	0.78mi
2430 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	0.90mi
2420 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	0.92mi
2421 W Imperial Ct Broken Arrow, OK	3.0	2.0	1726	$2,415	$1.40	2d	1	0.92mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	1.19mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	1.23mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	2d	19	1.38mi

Listing history 15 events

1. 2026-05-09
   status Pending
2. 2026-04-24
   price $280,000
3. 2026-03-29
   price $285,000
4. 2026-02-03
   listed $289,000 Active
5. 2021-01-08
   soldstatus $184,000
6. 2017-06-15
   soldstatus $153,500
7. 2017-06-09
   soldstatus $153,500 Closed 259-char remark

   Show marketing remark (259 chars)

   Fabulous Bixby Northeast located on 0.40 Acres with a large 3 car Garage Shop in the back. 3 Bedrooms, 1.1 baths, Open & Spacious Family room with fireplace, Built-ins, Pretty Kitchen with updated colors, large Utility/Mud Room. Wonderful sized Master.

8. 2017-04-24
   status Pending 259-char remark

   Show marketing remark (259 chars)

   Fabulous Bixby Northeast located on 0.40 Acres with a large 3 car Garage Shop in the back. 3 Bedrooms, 1.1 baths, Open & Spacious Family room with fireplace, Built-ins, Pretty Kitchen with updated colors, large Utility/Mud Room. Wonderful sized Master.

9. 2017-04-07
   listed $154,900 Active 259-char remark

   Show marketing remark (259 chars)

   Fabulous Bixby Northeast located on 0.40 Acres with a large 3 car Garage Shop in the back. 3 Bedrooms, 1.1 baths, Open & Spacious Family room with fireplace, Built-ins, Pretty Kitchen with updated colors, large Utility/Mud Room. Wonderful sized Master.

10. 2006-09-25
    soldstatus $122,500
11. 2006-09-22
    soldstatus $122,500 238-char remark

    Show marketing remark (238 chars)

    Wonderful Willow Springs home in Bixby schools. Over 1/2 acre lot w/ large shop, endless possibilities. Open floor plan, spacious kitchen, 2 living area one of which is ideal as playroom for children. Mature trees, beautiful neighborhood.

12. 2006-08-07
    historical 238-char remark

    Show marketing remark (238 chars)

    Wonderful Willow Springs home in Bixby schools. Over 1/2 acre lot w/ large shop, endless possibilities. Open floor plan, spacious kitchen, 2 living area one of which is ideal as playroom for children. Mature trees, beautiful neighborhood.

13. 2006-07-14
    listed $124,900 238-char remark

    Show marketing remark (238 chars)

    Wonderful Willow Springs home in Bixby schools. Over 1/2 acre lot w/ large shop, endless possibilities. Open floor plan, spacious kitchen, 2 living area one of which is ideal as playroom for children. Mature trees, beautiful neighborhood.

14. 1996-02-15
    soldstatus $71,500
15. 1990-12-20
    soldstatus $55,000

ⓘ 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: $2,713 · $226/mo
• Projected year-2 tax: $2,713 · $226/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 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: $26,895
• − Mortgage interest: −$15,684
• − Property taxes: −$2,713
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$8,145
• Taxable loss: −$5,351
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $798/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: Bixby
• NCES district ID: 4004500
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $75,727
• Composite: 34.9/100
• National rank: #5081
• State rank: #15 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

• 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

+409.1% since first listed

15 events — show timeline

• 2026-05-09 Pending — MLSOK
• 2026-04-24 Price Changed $280,000 MLSOK
• 2026-03-29 Price Changed $285,000 MLSOK
• 2026-02-03 Listed $289,000 MLSOK
• 2021-01-08 Sold (Public Records) $184,000 Public Records
• 2017-06-15 Sold (Public Records) $153,500 Public Records
• 2017-06-09 Sold (MLS) $153,500 MLS Technology, Inc.
• 2017-04-24 Pending — MLS Technology, Inc.
• 2017-04-07 Listed $154,900 MLS Technology, Inc.
• 2006-09-25 Sold (Public Records) $122,500 Public Records
• 2006-09-22 Sold (MLS) $122,500 MLS Technology, Inc.
• 2006-08-07 Listing Removed — MLS Technology, Inc.
• 2006-07-14 Listed $124,900 MLS Technology, Inc.
• 1996-02-15 Sold (Public Records) $71,500 Public Records
• 1990-12-20 Sold (Public Records) $55,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,713 · +8.0% YoY. Source: county tax records.