Is 6253 E 131st Pl S in Bixby, OK a good investment?

CashFlowRE grades it F with a 4.3% cap rate and $-1,029/mo modeled cash flow at a $364,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 6253 E 131st Pl S?

The modeled cap rate is 4.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,430/month, from CashFlowRE's rent model.

F Composite 34.75

Why this score? — see what drove the F 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).

ARV discount +10.0/15.0
Cash flow +6.6/30.0
Condition / age +5.0/5.0
Schools +3.8/10.0
Livability +3.6/5.0
Rent growth +3.3/5.0
1% rule +1.7/10.0
DSCR +0.9/10.0
Appreciation +0.0/10.0

$364,900

6253 E 131st Pl S · Bixby, OK 74008

4 bd · 3.0 ba · 2,111 sqft · SingleFamily · 104 Days on market

Built 2026 Excellent condition 7,800 sqft lot 2-car garage $173/sqft · 5% below area Est $386k · 5% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

NEW CONSTRUCTION * * The Laredo | 5 bedroom | 3 Bath | Single-Story * * The Laredo is a spacious single-story home featuring 4 bedrooms and 3 bathrooms. A long, inviting foyer leads you into the open-concept kitchen and breakfast area, perfect for family gatherings and entertaining. The kitchen boasts beautiful countertops, stainless steel appliances, a corner pantry, and a breakfast bar. One of the standout features of the Laredo is the coveted flex room—a versatile space that can be tailored to your needs. Whether it’s a home office, a playroom, or a cozy reading nook, the flex room offers endless possibilities, making it a buyer favorite.

Key facts

Smart home package
Open-concept kitchen
Covered rear patio

What this means for you Summary

Snapshot

This is a 4-bed/3.0-bath single-family listed at $365k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
To cash-flow at today's rent, offer at most $216k (40.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (33.4% below list).
Recommended offer: $216k (40.8% below list) — sets the bar for cash-flow.

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); 1085 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $11k 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 104 days — a 9% lower offer ($332k) 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.

Risks & watch-outs

Watch-outs: flood insurance adds $427/mo.
Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,018 (40.8% below list)

Questions for the listing agent

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?
It's been on market 104 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.67% ✗
Cap rate: 4.31%
Cash-on-cash: -7.07%
DSCR: 0.69
GRM: 12.5

CMA / ARV

ARV (median comp): $386,050
List price: $364,900
Delta: -5.48%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13315 S 72nd EastPlace	0.22mi	4/2.5	2,068 (-2%)	2mo	$369,900	$179	83
7207 E 131st Pl S	0.01mi	4/2.5	1,866 (-12%)	1mo	$334,000	$179	78
13155 S 68th EastAvenue	0.19mi	3/2.0 (-1)	2,156 (+2%)	3mo	$415,000	$192	76
7211 E 131st Pl S	0.02mi	4/2.0	1,907 (-10%)	5mo	$320,000	$168	75
13437 S 72nd EastAvenue	0.39mi	4/2.5	2,068 (-2%)	2mo	$385,632	$186	75
13223 S 68th EastAvenue	0.19mi	3/2.0 (-1)	2,156 (+2%)	5mo	$415,000	$192	74
13202 S 72nd EastAvenue	0.20mi	4/2.5	1,947 (-8%)	5mo	$360,910	$185	72
7209 E 134th St S	0.32mi	4/2.5	1,947 (-8%)	1mo	$377,510	$194	69
13178 S 72nd EastAvenue	0.19mi	4/2.0	1,801 (-15%)	5mo	$342,905	$190	58
7219 E 134th St S	0.31mi	4/2.0	1,801 (-15%)	1mo	$358,000	$199	56
13018 S 79th East Ave	0.50mi	4/2.0	1,897 (-10%)	3mo	$285,000	$150	54
12722 S Maplewood Ave E	0.74mi	4/3.0	2,315 (+10%)	0mo	$585,000	$253	49

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: -38.0%
Equity multiple: -0.21×
Total profit: $-123,527
Equity at exit: $54,408

10-year hold

IRR: -52.5%
Equity multiple: -0.83×
Total profit: $-187,287
Equity at exit: $31,550

Cash invested: $102,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 59 active · 28 under contract
Months of supply: 14.8 mo (7%/mo absorbed)
Median asking: $389,900 ($180/sqft)
Median days on market: 69 d
This list price: 27% of active listings are priced below it
ARV vs active asking: +1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 74008

Rents YoY: 3.3%
Active inventory: 1085
Price-to-rent: 12.5×

Monthly cashflow live

Estimated rent: $2,430 high interval (Pro) →
Mortgage (P&I): −$1,914
Tax est. 1.5%: −$456 /mo · $5,474/yr
Insurance: −$152
Flood insurance flood zone: −$427 /mo · $5,118/yr
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$510
Net cashflow: $-1,029

Break-even live

Break-even rent $3,732

Max offer price $216,018

Occupancy floor —

Sensitivity live

Price	-10% $-777	-5% $-903	+0% $-1,029	+5% $-1,155	+10% $-1,281
Rent	-10% $-1,221	-5% $-1,125	+0% $-1,029	+5% $-933	+10% $-837
Rate	-1.0pp $-845	-0.5pp $-936	base $-1,029	+0.5pp $-1,123	+1.0pp $-1,220

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: $91,225
Closing costs: $10,947
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13126 S 72nd East Pl Bixby, OK	4.0	3.0	1929	$2,300	$1.19	98d	1	0.06mi
13135 S 72nd East Ave Bixby, OK	4.0	2.0	2095	$2,500	$1.19	9d	1	0.06mi
6795 E 130th Pl S Bixby, OK	3.0	2.0	1454	$1,795	$1.23	9d	1	0.24mi
13441 S 72nd Pl Bixby, OK	4.0	3.0	1926	$2,350	$1.22	9d	1	0.38mi
12537 S 75th East Ave Bixby, OK	4.0	2.0	2088	$2,750	$1.32	9d	1	0.69mi
6460 E 125th St S Bixby, OK	4.0	2.0	1853	$2,600	$1.40	9d	1	0.71mi
12420 S Oxford Ave Bixby, OK	4.0	3.0	1941	$2,500	$1.29	0d	1	0.86mi
6303 E 123rd St S Bixby, OK	4.0	2.0	1851	$2,315	$1.25	0d	1	0.96mi
8554 E 127th St S Bixby, OK	4.0	2.0	1515	$1,795	$1.18	98d	1	1.00mi
8950 E 133rd St S Bixby, OK	4.0	3.0	2207	$2,195	$0.99	115d	1	1.15mi
16236 S 89th E Ave Bixby, OK	3.0	2.0	1864	$2,250	$1.21	63d	1	1.18mi
8336 E 120th Pl S Bixby, OK	3.0	2.0	1378	$1,494	$1.08	2d	2	1.33mi
9320 E 131st Pl S Bixby, OK	4.0	2.0	1851	$2,200	$1.19	80d	1	1.37mi
9436 E 131st Pl S Bixby, OK	4.0	2.0	1757	$2,200	$1.25	87d	1	1.44mi

Property features AI

Finance

HOA & community: Homeowners association (annual fee)Community gutters

Exterior

Parking: Attached 2-car garage
Security: Smoke detector(s)No safety shelter
Utilities: Electricity availableNatural gas availableWater availablePhone availablePublic sewerRural water source
Home design: Single-story homeFaces southeastSlab foundation
Construction: Built by builderBrick and wood frame constructionAsphalt/fiberglass roofHas home warranty
Exterior features: LandscapingRain guttersCovered patio and porch

Interior

Kitchen: DishwasherDisposalMicrowaveOvenRangePlumbed for ice maker
Flooring: CarpetTile
Bathrooms: 3 full bathrooms
Heating & cooling: Central heating (gas)Central air conditioning
Interior features: Vaulted ceilingsCeiling fan(s)Quartz and stone countersProgrammable thermostatHigh-speed internet wiringWired for dataInsulated vinyl windowsSmoke detector(s)Electric oven connectionGas range connection
Laundry & utility: Washer hookupElectric dryer hookupGas water heaterTankless water heater

Listing history 50 events

2026-09-23

days on market $364,900 Active 104 DOM
2026-09-22

days on market $364,900 Active 103 DOM
2026-09-21

days on market $364,900 Active 102 DOM
2026-09-20

days on market $364,900 Active 101 DOM
2026-09-19

days on market $364,900 Active 100 DOM
2026-09-18

days on market $364,900 Active 99 DOM
2026-09-17

days on market $364,900 Active 98 DOM
2026-09-16

days on market $364,900 Active 97 DOM
2026-09-15

days on market $364,900 Active 96 DOM
2026-09-14

days on market $364,900 Active 95 DOM
2026-09-13

days on market $364,900 Active 94 DOM
2026-09-12

days on market $364,900 Active 93 DOM
2026-09-11

days on market $364,900 Active 92 DOM
2026-09-05

days on market $364,900 Active 86 DOM
2026-09-04

days on market $364,900 Active 85 DOM
2026-09-03

days on market $364,900 Active 84 DOM
2026-08-31

days on market $364,900 Active 81 DOM
2026-08-29

pricedays on market $364,900 Active 79 DOM
2026-08-28

days on market $368,000 Active 78 DOM
2026-08-27

days on market $368,000 Active 77 DOM
2026-08-26

days on market $368,000 Active 76 DOM
2026-08-25

days on market $368,000 Active 75 DOM
2026-08-24

days on market $368,000 Active 74 DOM
2026-08-23

days on market $368,000 Active 73 DOM
2026-08-22

days on market $368,000 Active 72 DOM
2026-08-21

days on market $368,000 Active 71 DOM
2026-08-20

days on market $368,000 Active 70 DOM
2026-08-19

days on market $368,000 Active 69 DOM
2026-08-18

days on market $368,000 Active 68 DOM
2026-08-17

days on market $368,000 Active 67 DOM
2026-08-16

days on market $368,000 Active 66 DOM
2026-08-15

days on market $368,000 Active 65 DOM
2026-08-14

days on market $368,000 Active 64 DOM
2026-08-13

days on market $368,000 Active 63 DOM
2026-08-12

days on market $368,000 Active 62 DOM
2026-08-11

days on market $368,000 Active 61 DOM
2026-08-10

days on market $368,000 Active 60 DOM
2026-08-09

days on market $368,000 Active 59 DOM
2026-08-08

days on market $368,000 Active 58 DOM
2026-08-07

days on market $368,000 Active 57 DOM
2026-08-06

days on market $368,000 Active 56 DOM
2026-08-05

days on market $368,000 Active 55 DOM
2026-08-04

days on market $368,000 Active 54 DOM
2026-08-03

days on market $368,000 Active 53 DOM
2026-07-31

days on market $368,000 Active 50 DOM
2026-07-30

days on market $368,000 Active 49 DOM
2026-07-30

days on market $368,000 Active 48 DOM
2026-07-28

days on market $368,000 Active 47 DOM
2026-07-26

days on market $368,000 Active 45 DOM
2026-07-24

days on market $368,000 Active 43 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
🔥 Wildfire 3/10 Moderate
🌡 Heat 7/10 Severe 7 d/yr ≥112°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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $29,155
− Mortgage interest: −$20,440
− Property taxes: −$5,474
− Insurance: −$6,943
− Repairs & maintenance: −$2,332
− Management: −$2,332
− Depreciation: −$10,615
Taxable loss: −$18,981

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$4,556
After-tax cash flow: $-7,791/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.

Condition & rehab AI · 2 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with no visible repairs or maintenance needed. It offers a spacious floor plan and versatile features, making it an attractive option for both buyers and renters.

Value-add opportunities

Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
Both Install smart home devices — Smart home devices improve convenience and add value ↑
Both Add smart thermostat — A smart thermostat can save energy and lower utility bills ↑
Both Install smart locks — Smart locks enhance security and convenience ↑
Both Add smart lighting — Smart lighting can save energy and add ambiance ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary East Es F OK #255/845 Nat'l #26,716/41,679 Middle North Intermediate School F OK #13/345 Nat'l #6,571/14,009 High Bixby Hs D- OK #13/447 Nat'l #6,809/17,239

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

B Composite livability gradescore 72/100

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 · 723,846 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: 10% of renters

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
#157 ONEOK Tulsa $22.5B #213 Devon Energy Oklahoma City $15.2B #254 Williams Companies Tulsa $10.7B

Price history

+6.0% since first listed

3 events — show timeline

2026-06-11 Listed $370,900 MLS Technology, Inc.
2026-05-27 Listing Removed — MLS Technology, Inc.
2026-05-21 Listed $349,900 MLS Technology, Inc.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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