7842 E 132nd St · Bixby, OK 74008

$229,000

3 bd · 2.0 ba · 1,077 sqft · SingleFamily public records · 4 Days on market

Built 2006 5,978 sqft lot Est $196k · 17% 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 +16.0/30.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful entry level new construction home with 3 bedrooms, 2 baths & 2 car garage. Cherry-Maple cabinets, vaulted ceilings & much more.

Key facts

• 5,978 sq ft lot
• 2 garage spots
• Built 2006

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• 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 veneer, vinyl siding and wood frame; Asphalt fiberglass roof
• Exterior features: Patio; Shed(s); Full privacy fencing; Mature trees

Interior

• Kitchen: Eat-in kitchen; Built-in oven; Oven; Range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Additional bedrooms without attached baths (first floor)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (including a master bath and a hall bath) (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Laminate countertops; Insulated doors; Vinyl insulated windows; Electric oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $201k (12.3% below list).
• Recommended offer: $201k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% 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.
• Zoned schools: Bixby North Es (math 72% / reading 57%, grade B, #3 of 845 statewide, top 0%, 716 students, 0% FRL); Bixby Ms (math 37% / reading 30%, grade F, #33 of 345 statewide, top 10%, 1,216 students, 0% FRL); 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 (+3.3%/yr); 795 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $117k; list at $229k implies a 96% 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 $200,865 (12.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $196,014
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7882 E 132nd Pl S	0.06mi	3/2.0	1,128 (+5%)	9mo	$205,000	$182	82
13209 S 85th East Pl	0.51mi	3/1.5	1,120 (+4%)	3mo	$214,900	$192	65
13200 S 85th EastAvenue	0.42mi	3/1.0	1,052 (-2%)	13mo	$203,500	$193	62
16408 S 85th Ave E	0.47mi	3/2.0	1,143 (+6%)	10mo	$235,555	$206	60
13214 S 85th EastPlace	0.49mi	3/1.5	1,157 (+7%)	13mo	$210,000	$182	52
13206 S 85th EastPlace	0.48mi	3/1.5	1,157 (+7%)	14mo	$217,000	$188	52
13220 S 86th EastPlace	0.59mi	3/1.5	1,138 (+6%)	13mo	$205,000	$180	50
13406 S 89th EastAvenue	0.75mi	3/2.0	1,123 (+4%)	19mo	$190,000	$169	42
7407 E 130th St S	0.33mi	3/1.5	936 (-13%)	23mo	$165,000	$176	42
8501 E 132nd St S	0.47mi	3/1.5	1,190 (+10%)	23mo	$237,500	$200	40
8814 E 134th St	0.69mi	3/2.0	1,210 (+12%)	9mo	$140,000	$116	39
8713 E 133rd Pl S	0.60mi	3/1.5	1,216 (+13%)	19mo	$200,000	$164	33

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-29,288
• Equity at exit: $34,145

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-13,574
• Equity at exit: $19,800

Cash invested: $64,120 (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: 795
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $113

Break-even live

Break-even rent $1,866

Max offer price $229,000

Occupancy floor 89%

Sensitivity live

Price	-10% $242	-5% $177	+0% $113	+5% $48	+10% $-17
Rent	-10% $-46	-5% $33	+0% $113	+5% $192	+10% $271
Rate	-1.0pp $228	-0.5pp $171	base $113	+0.5pp $53	+1.0pp $-7

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8336 E 120th Pl S Bixby, OK	3.0	2.0	1301	$1,464	$1.13	13d	2	1.22mi
14681 S 82nd East Ave Bixby, OK	1.0–3.0	1.0–2.0	975	$1,810	$1.86	3d	11	1.49mi

Listing history 3 events

1. 2026-06-21
   days on market $229,000 Active 4 DOM
2. 2026-06-17
   remarks 679-char remark
3. 2026-06-17
   listed $229,000 Active 1 DOM

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,136 · $178/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 2/10 Low FEMA zone X (shaded) · 7% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 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: $24,104
• − Mortgage interest: −$12,828
• − Property taxes: −$2,136
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$6,662
• Taxable loss: −$2,523
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $1,956/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

+118.5% since first listed

5 events — show timeline

• 2026-06-17 Listed $229,000 MLS Technology, Inc.
• 2015-08-24 Sold (Public Records) $117,000 Public Records
• 2006-11-29 Sold (MLS) $104,500 MLS Technology, Inc.
• 2006-09-29 Listing Removed — MLS Technology, Inc.
• 2006-07-26 Listed $104,800 MLS Technology, Inc.

Property tax history

+3.8%/yr

Latest (2025): $2,136 · +6.9% YoY. Source: county tax records.