6039 E 147th Pl S · Bixby, OK 74008

$200,000

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 43 Days on market

Built 2017 6,182 sqft lot Est $228k · 12% under $22/mo HOA · 1% of rent

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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 +17.7/30.0
• ARV discount +13.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW CONSTRUCTION!! Perfect floor plan in the Perfect neighborhood! Morgan Floor Plan, Will feature a breakfast bar large enough for entertaining. Should be complete by December.

Key facts

• 6,182 sq ft lot
• 2 garage spots
• Built 2017

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with annual fee; Annual association fee of $259; Community amenities include a park

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Built with brick, vinyl siding, and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Patio; Rain gutters; Privacy fencing

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven; Range; Plumbed for ice maker; Disposal
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Additional bedrooms without baths (First level)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on the first level); Master bath with bathtub; Hall bathroom with bathtub
• Heating & cooling: Central heating (gas) with zoned control; Central air conditioning with zoned control
• Interior features: High ceilings; High-speed internet; Laminate counters; Wired for data; Ceiling fan(s); Gas range and gas oven connections; Programmable thermostat; Insulated windows; Insulated doors; Vinyl windows
• Laundry & utility: Inside utility room (First level); Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.6% in Bixby — 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 72/100 on livability (#24 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Market conditions: Rents rising (+3.3%/yr); 789 active listings in the ZIP; 4 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 $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 43 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.02% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $227,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6037 E 147th St S	0.05mi	3/2.0	1,370 (+1%)	8mo	$244,900	$179	89
5919 E 148th St	0.08mi	3/2.0	1,410 (+4%)	3mo	$247,000	$175	87
5976 E 147th St S	0.04mi	3/2.0	1,340 (-1%)	11mo	$225,000	$168	87
5770 E 146th Pl S	0.15mi	3/2.0	1,396 (+3%)	2mo	$235,000	$168	87
5922 E 148th Pl S	0.14mi	3/2.0	1,321 (-2%)	11mo	$222,500	$168	80
5721 E 146th St S	0.22mi	3/2.0	1,370 (+1%)	11mo	$250,000	$182	79
5756 E 148th St S	0.16mi	3/2.0	1,504 (+11%)	1mo	$229,000	$152	73
5921 E 148th Pl S	0.12mi	3/2.0	1,523 (+12%)	2mo	$253,000	$166	72
5864 E 146th St S	0.15mi	3/2.0	1,540 (+14%)	0mo	$242,000	$157	70
5736 E 148th St S	0.17mi	3/2.0	1,467 (+8%)	10mo	$245,000	$167	70
5752 E 147th St S	0.14mi	3/2.0	1,545 (+14%)	4mo	$235,000	$152	67
5741 E 146th St S	0.21mi	3/2.0	1,547 (+14%)	2mo	$251,000	$162	65

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-21,271
• Equity at exit: $29,821

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,968
• Equity at exit: $17,292

Cash invested: $56,000 (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 74008

• Rents YoY: 3.3%
• Active inventory: 789
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$303 /mo · $3,631/yr
• Insurance: −$83
• HOA: −$22
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $163

Break-even live

Break-even rent $1,844

Max offer price $200,000

Occupancy floor 87%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5839 E 148th Pl S Bixby, OK	3.0	2.0	1256	$1,850	$1.47	1d	1	0.13mi
6316 E 146th St S Bixby, OK	4.0	2.0	1785	$2,100	$1.18	23d	1	0.24mi
14681 S 82nd East Ave Bixby, OK	1.0–3.0	1.0–2.0	975	$1,810	$1.86	1d	11	1.42mi
7532 E 158th St S Bixby, OK	3.0	2.0	1486	$1,600	$1.08	1d	1	1.43mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 19 events

1. 2026-06-16
   statusdays on market $200,000 Pending 43 DOM
2. 2026-06-15
   days on market $200,000 Active 42 DOM
3. 2026-06-13
   days on market $200,000 Active 40 DOM
4. 2026-06-13
   days on market $200,000 Active 39 DOM
5. 2026-06-10
   days on market $200,000 Active 37 DOM
6. 2026-06-09
   days on market $200,000 Active 36 DOM
7. 2026-06-08
   days on market $200,000 Active 35 DOM
8. 2026-06-07
   remarks 401-char remark
9. 2026-06-07
   pricedays on market $200,000 Active 34 DOM
10. 2026-06-03
    days on market $212,025 Active 30 DOM
11. 2026-06-02
    days on market $212,025 Active 29 DOM
12. 2026-06-01
    days on market $212,025 Active 28 DOM
13. 2026-05-31
    days on market $212,025 Active 27 DOM
14. 2026-05-04
    listed $212,025 Active
15. 2024-06-28
    soldstatus $235,000
16. 2017-02-28
    soldstatus $157,650 Closed 177-char remark

    Show marketing remark (177 chars)

    NEW CONSTRUCTION!! Perfect floor plan in the Perfect neighborhood! Morgan Floor Plan, Will feature a breakfast bar large enough for entertaining. Should be complete by December.

17. 2017-01-11
    status Active 177-char remark

    Show marketing remark (177 chars)

    NEW CONSTRUCTION!! Perfect floor plan in the Perfect neighborhood! Morgan Floor Plan, Will feature a breakfast bar large enough for entertaining. Should be complete by December.

18. 2016-10-19
    status Pending 177-char remark

    Show marketing remark (177 chars)

    NEW CONSTRUCTION!! Perfect floor plan in the Perfect neighborhood! Morgan Floor Plan, Will feature a breakfast bar large enough for entertaining. Should be complete by December.

19. 2016-09-27
    listed $157,650 Active 177-char remark

    Show marketing remark (177 chars)

    NEW CONSTRUCTION!! Perfect floor plan in the Perfect neighborhood! Morgan Floor Plan, Will feature a breakfast bar large enough for entertaining. Should be complete by December.

ⓘ 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: $3,631 · $303/mo
• Projected year-2 tax: $3,631 · $303/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 ≥112°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,598
• − Mortgage interest: −$11,203
• − Property taxes: −$3,631
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − HOA: −$264
• − Depreciation: −$5,818
• Taxable loss: −$1,254
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $2,252/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 — Bixby

• Score: 72/100
• State rank: #24
• US rank: #6029

Category grades

Amenities F Commute F Cost of living A- 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: Bixby, OK
• County: Tulsa County · 640,811 people
• City population: 34,006
• Metro: Tulsa, OK
• Population (ZIP): 34,006
• Household income: $104,000
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 525.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 15% Hispanic / Latino 9% Native American 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 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: ▼ -127.20%
• Current HPI: 195.2538
• Rent YoY: ▲ 3.34%
• 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

+34.5% since first listed

6 events — show timeline

• 2026-05-04 Listed $212,025 MLS Technology, Inc.
• 2024-06-28 Sold (Public Records) $235,000 Public Records
• 2017-02-28 Sold (MLS) $157,650 MLS Technology, Inc.
• 2017-01-11 Relisted — MLS Technology, Inc.
• 2016-10-19 Pending — MLS Technology, Inc.
• 2016-09-27 Listed $157,650 MLS Technology, Inc.

Property tax history

+15.8%/yr

Latest (2025): $3,631 · +48.2% YoY. Source: county tax records.