11387 S Date St · Jenks, OK 74037

$204,900

3 bd · 2.0 ba · 1,579 sqft · SingleFamily public records · 34 Days on market

Built 1980 9,034 sqft lot Est $256k · 20% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally updated, freshly painted outside, absoulte mint condition, mature trees, & landscaping, new guttering, a must to see.

Key facts

• Flexible floor plan
• Cozy fireplace
• 9,034 sq ft lot

Tags

• TWO SPACIOUS LIVING AREAS
• COZY FIREPLACE
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage (2 spaces)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: One-story home; Handicap accessible; Faces southwest; Crawlspace foundation
• Construction: Stone veneer and wood frame construction; Metal roof
• Exterior features: Concrete driveway; Patio; Storage structure; Partial privacy fencing; Sloping topography with mature trees

Interior

• Kitchen: Country-style kitchen; Oven; Range; Dishwasher; Refrigerator; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Additional bedrooms without private baths (First level)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (including a master bath and a hall bath)
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: High ceilings; Laminate counters; Cable TV available; Ceiling fans; Programmable thermostat; Vinyl windows; Accessible full bath; Accessible entrance
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Separate inside utility room (First level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.5% in Jenks — 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 71/100 on livability (#33 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Jenks (suburban): math 34% / reading 35% proficiency, ranked #27 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 262 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 31y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $205k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $255,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Fox Run Cir	0.10mi	3/2.0	1,597 (+1%)	10mo	$238,000	$149	85
211 W 114th Ct S	0.09mi	3/2.0	1,724 (+9%)	1mo	$280,000	$162	80
11106 S 1st St	0.28mi	3/2.0	1,481 (-6%)	1mo	$265,000	$179	76
11701 S Forest Ct	0.43mi	3/2.0	1,762 (+12%)	0mo	$300,000	$170	60
11702 S Gum Ave	0.49mi	3/2.0	1,731 (+10%)	1mo	$270,000	$156	60
11722 S Gum Ave	0.60mi	3/2.0	1,652 (+5%)	7mo	$249,900	$151	59
119 Fox Run Cir	0.20mi	3/2.0	1,792 (+14%)	12mo	$210,000	$117	58
11709 S Forest Ct	0.45mi	3/2.0	1,709 (+8%)	12mo	$263,000	$154	55
712 W 119th St S	0.64mi	3/2.0	1,474 (-7%)	5mo	$250,000	$170	55
626 W 120th St	0.72mi	3/2.0	1,438 (-9%)	4mo	$255,000	$177	48
1021 W 117th St S	0.59mi	3/2.0	1,769 (+12%)	13mo	$243,000	$137	42
11508 S Locust Ave	0.70mi	3/2.0	1,750 (+11%)	11mo	$290,000	$166	41

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-7,209
• Equity at exit: $30,551

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $28,331
• Equity at exit: $17,716

Cash invested: $57,372 (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 74037

• Home prices YoY: -23.3%
• Rents YoY: 3.2%
• Active inventory: 262
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,162 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $402

Break-even live

Break-even rent $1,654

Max offer price $204,900

Occupancy floor 76%

Sensitivity live

Price	-10% $518	-5% $460	+0% $402	+5% $344	+10% $286
Rent	-10% $231	-5% $316	+0% $402	+5% $487	+10% $573
Rate	-1.0pp $505	-0.5pp $454	base $402	+0.5pp $349	+1.0pp $295

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 W 118th St S Jenks, OK	3.0	3.0	1950	$2,299	$1.18	2d	1	0.60mi
1224 W 112th Dr S Jenks, OK	3.0	3.0	1818	$1,950	$1.07	17d	1	0.67mi
11906 S Juniper Ct Jenks, OK	3.0	2.0	1799	$2,200	$1.22	2d	1	0.86mi
701 W 101st Pl S Jenks, OK	1.0–2.0	1.0–2.0	982	$1,674	$1.70	2d	17	1.41mi

Listing history 39 events

1. 2026-06-21
   days on market $204,900 Active 34 DOM
2. 2026-06-18
   price $204,900 Active 31 DOM
3. 2026-06-18
   days on market $219,900 Active 31 DOM
4. 2026-06-17
   days on market $219,900 Active 30 DOM
5. 2026-06-16
   days on market $219,900 Active 29 DOM
6. 2026-06-15
   days on market $219,900 Active 28 DOM
7. 2026-06-13
   days on market $219,900 Active 26 DOM
8. 2026-06-13
   days on market $219,900 Active 25 DOM
9. 2026-06-10
   days on market $219,900 Active 23 DOM
10. 2026-06-09
    days on market $219,900 Active 22 DOM
11. 2026-06-08
    days on market $219,900 Active 21 DOM
12. 2026-06-07
    days on market $219,900 Active 20 DOM
13. 2026-06-05
    days on market $219,900 Active 17 DOM
14. 2026-06-03
    days on market $219,900 Active 16 DOM
15. 2026-06-02
    days on market $219,900 Active 15 DOM
16. 2026-06-01
    days on market $219,900 Active 14 DOM
17. 2026-05-31
    days on market $219,900 Active 13 DOM
18. 2026-05-18
    listed $219,900 Active
19. 2002-05-06
    soldstatus $110,000
20. 2002-05-03
    soldstatus $109,900 130-char remark

    Show marketing remark (130 chars)

    Totally updated, freshly painted outside, absoulte mint condition, mature trees, & landscaping, new guttering, a must to see.

21. 2002-02-26
    historical 130-char remark

    Show marketing remark (130 chars)

    Totally updated, freshly painted outside, absoulte mint condition, mature trees, & landscaping, new guttering, a must to see.

22. 2002-01-25
    listed $109,900 130-char remark

    Show marketing remark (130 chars)

    Totally updated, freshly painted outside, absoulte mint condition, mature trees, & landscaping, new guttering, a must to see.

23. 2002-01-02
    historical
24. 2001-11-16
    listed $113,500
25. 1999-11-17
    soldstatus $91,000
26. 1999-11-15
    soldstatus $91,000
27. 1999-11-09
    historical
28. 1999-06-02
    listed $97,500
29. 1998-04-01
    soldstatus $93,000
30. 1998-03-29
    soldstatus $93,000
31. 1998-02-14
    historical
32. 1998-02-05
    listed $94,500
33. 1996-08-01
    historical
34. 1996-07-09
    soldstatus $85,000
35. 1996-05-01
    listed $87,900
36. 1996-04-28
    historical
37. 1995-12-08
    historical
38. 1995-11-28
    listed $87,900
39. 1995-06-08
    listed $77,500

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,844 · $154/mo
• Expected delta: +$87/yr (+$7/mo · 5.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 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: $25,946
• − Mortgage interest: −$11,478
• − Property taxes: −$1,757
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$5,961
• Taxable income: $1,575
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $4,444/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: Jenks
• NCES district ID: 4015720
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $66,291
• Composite: 31.5/100
• National rank: #5973
• State rank: #27 of 270 in OK

Livability — Jenks

• Score: 71/100
• State rank: #33
• US rank: #7270

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jenks, OK
• County: Tulsa County · 640,811 people
• City population: 24,547
• Metro: Tulsa, OK
• Population (ZIP): 24,547
• Household income: $103,942
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 233.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Two or more races 14% Asian 11% Hispanic / Latino 8% Native American 6% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 10% · Philippines, Canada, China
• Languages at home: 86% English-only · Other Asian/Pacific 6% Spanish 4% Russian/Polish/Slavic 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: ▼ -62.99%
• Current HPI: 207.6174
• Rent YoY: ▲ 3.20%
• 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

+183.7% since first listed

22 events — show timeline

• 2026-05-18 Listed $219,900 MLS Technology, Inc.
• 2002-05-06 Sold (Public Records) $110,000 Public Records
• 2002-05-03 Sold (MLS) $109,900 MLS Technology, Inc.
• 2002-02-26 Listing Removed — MLS Technology, Inc.
• 2002-01-25 Listed $109,900 MLS Technology, Inc.
• 2002-01-02 Listing Removed — MLS Technology, Inc.
• 2001-11-16 Listed $113,500 MLS Technology, Inc.
• 1999-11-17 Sold (Public Records) $91,000 Public Records
• 1999-11-15 Sold (MLS) $91,000 MLS Technology, Inc.
• 1999-11-09 Listing Removed — MLS Technology, Inc.
• 1999-06-02 Listed $97,500 MLS Technology, Inc.
• 1998-04-01 Sold (Public Records) $93,000 Public Records
• 1998-03-29 Sold (MLS) $93,000 MLS Technology, Inc.
• 1998-02-14 Listing Removed — MLS Technology, Inc.
• 1998-02-05 Listed $94,500 MLS Technology, Inc.
• 1996-08-01 Listing Removed — MLS Technology, Inc.
• 1996-07-09 Sold (Public Records) $85,000 Public Records
• 1996-05-01 Listed $87,900 MLS Technology, Inc.
• 1996-04-28 Listing Removed — MLS Technology, Inc.
• 1995-12-08 Listing Removed — MLS Technology, Inc.
• 1995-11-28 Listed $87,900 MLS Technology, Inc.
• 1995-06-08 Listed $77,500 MLS Technology, Inc.

Property tax history

+2.3%/yr

Latest (2025): $1,757 · +4.1% YoY. Source: county tax records.