13173 S Oxford Ave E · Tulsa, OK 74008

$372,900

5 bd · 2.5 ba · 2,647 sqft · SingleFamily · 6 Days on market

Built 2026 Excellent condition 7,800 sqft lot 2-car garage $141/sqft · 16% below area Est $445k · 16% under

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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).

• ARV discount +14.8/15.0
• Cash flow +7.7/30.0
• Condition / age +5.0/5.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW CONSTRUCTION * * The Perry | 4 bedroom | 2.5 Bath | Two-Story * * The Perry is a spacious two-story home featuring 4 bedrooms and 2.5 bathrooms. As you enter the home from the covered front porch, you’ll cross the foyer to the family room, dining room and kitchen. This large open concept space is perfect for entertaining and everyday living. The kitchen boasts beautiful countertops, stainless steel appliances, a corner pantry, and a breakfast bar. The main bedroom, located at the rear of the home for privacy, serves as a peaceful retreat with an ensuite bathroom that includes a large walk-in shower and an expansive walk-in closet.

Key facts

• Covered front porch
• Open concept space
• Corner pantry

Tags

• COVERED FRONT PORCH
• OPEN CONCEPT SPACE
• STAINLESS STEEL APPLIANCES
• CORNER PANTRY
• BREAKFAST BAR
• ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $373k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-427 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (27.0% below list).
• Recommended offer: $272k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.1% in Tulsa — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#13 in OK, #4,058 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).
• This rent runs 31% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $272,123 (27.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $445,376
• List price: $372,900
• Delta: -16.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12425 S Maplewood Ave	0.14mi	4/2.5 (-1)	2,544 (-4%)	5mo	$439,000	$173	78
6418 E 127th St S	0.19mi	4/2.5 (-1)	2,715 (+3%)	6mo	$490,000	$180	77
6117 E 124th Pl S	0.17mi	5/3.0	2,922 (+10%)	4mo	$457,308	$157	69
12444 S 66th EastAvenue	0.15mi	4/3.0 (-1)	2,913 (+10%)	2mo	$550,000	$189	68
5816 E 127th St S	0.42mi	4/3.0 (-1)	2,499 (-6%)	2mo	$532,900	$213	63
12722 S Maplewood Ave E	0.26mi	4/3.0 (-1)	2,315 (-12%)	0mo	$585,000	$253	60
5512 E 124th St S	0.57mi	4/2.5 (-1)	2,846 (+8%)	2mo	$528,000	$186	55
12528 S 75th EastAvenue	0.73mi	4/2.5 (-1)	2,700 (+2%)	4mo	$535,000	$198	54
6020 E 128th St S	0.38mi	4/3.5 (-1)	2,976 (+12%)	4mo	$600,000	$202	49
11939 S 68th EastAvenue	0.66mi	4/3.5 (-1)	2,848 (+8%)	6mo	$470,000	$165	42
6610 E 119th St S	0.65mi	4/2.0 (-1)	2,258 (-15%)	2mo	$475,000	$210	37
12122 S Granite Ave E	0.66mi	4/3.5 (-1)	2,985 (+13%)	3mo	$537,500	$180	36

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-86,663
• Equity at exit: $55,601

10-year hold

• IRR: -18.6%
• Equity multiple: -0.02×
• Total profit: $-106,478
• Equity at exit: $32,242

Cash invested: $104,412 (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: 69 active · 25 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $439,900 ($173/sqft)
• Median days on market: 97 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: -2.7% 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: 11.4×

Monthly cashflow live

• Estimated rent: $2,721 high
• Mortgage (P&I): −$1,956
• Tax est. 1.5%: −$466 /mo · $5,594/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-427

Break-even live

Break-even rent $3,262

Max offer price $311,075

Occupancy floor —

Sensitivity live

Price	-10% $-170	-5% $-298	+0% $-427	+5% $-556	+10% $-685
Rent	-10% $-642	-5% $-535	+0% $-427	+5% $-320	+10% $-212
Rate	-1.0pp $-239	-0.5pp $-332	base $-427	+0.5pp $-524	+1.0pp $-622

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: $93,225
• Closing costs: $11,187
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6460 E 125th St S Bixby, OK	4.0	2.0	1853	$2,600	$1.40	9d	1	0.06mi
12420 S Oxford Ave Bixby, OK	4.0	3.0	1941	$2,500	$1.29	0d	1	0.10mi
6303 E 123rd St S Bixby, OK	4.0	2.0	1851	$2,315	$1.25	0d	1	0.20mi
12537 S 75th East Ave Bixby, OK	4.0	2.0	2088	$2,750	$1.32	9d	1	0.78mi
13135 S 72nd East Ave Bixby, OK	4.0	2.0	2095	$2,500	$1.19	9d	1	0.81mi
13126 S 72nd East Pl Bixby, OK	4.0	3.0	1929	$2,300	$1.19	98d	1	0.83mi
13441 S 72nd Pl Bixby, OK	4.0	3.0	1926	$2,350	$1.22	9d	1	1.10mi
11285 S 73rd East Pl Bixby, OK	4.0	4.0	3450	$3,500	$1.01	97d	1	1.37mi

Property features AI

Finance

• HOA & community: Homeowners association with annual feeCommunity gutters

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)No safety shelter
• Utilities: Electricity availableNatural gas availableWater available (rural source)Public sewerPhone available
• Home design: 2-story homeFaces southeastSlab foundationHas home warranty
• Construction: Brick and wood frame constructionAsphalt/fiberglass roof
• Exterior features: LandscapingRain guttersCovered patio and porch

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangePlumbed for ice makerGas range connectionElectric oven connection
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: High-speed internetQuartz and stone countersVaulted ceilingsWired for dataCeiling fansProgrammable thermostatInsulated vinyl windowsSmoke detectors
• Laundry & utility: Washer hookupElectric dryer hookupTankless and gas water heater

Listing history 1 events

1. 2026-05-21
   listed $372,900 Active

ⓘ 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 6/10 Major FEMA zone X (shaded) · 71% 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

Taxation est. · year 1

• Rental income: $32,655
• − Mortgage interest: −$20,888
• − Property taxes: −$5,594
• − Insurance: −$1,864
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − Depreciation: −$10,848
• Taxable loss: −$11,764
• Est. tax savings @ 24.0%: +$2,823
• After-tax cash flow: $-2,304/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 signs of wear or damage. It offers a spacious floor plan with 4 bedrooms and 2.5 bathrooms, perfect for families or investors looking for a turnkey property.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Bixby North Es B OK #3/845 Nat'l #5,189/41,679 Middle Bixby Ms F OK #33/345 Nat'l #7,937/14,009 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 75/100

Livability — Tulsa

• Score: 75/100
• State rank: #13
• US rank: #4058

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulsa, OK
• County: Tulsa County · 723,846 people
• City population: 389,418
• 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

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• HOA & community: Homeowners association with annual feeCommunity gutters

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)No safety shelter
• Utilities: Electricity availableNatural gas availableWater available (rural source)Public sewerPhone available
• Home design: 2-story homeFaces southeastSlab foundationHas home warranty
• Construction: Brick and wood frame constructionAsphalt/fiberglass roof
• Exterior features: LandscapingRain guttersCovered patio and porch

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangePlumbed for ice makerGas range connectionElectric oven connection
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: High-speed internetQuartz and stone countersVaulted ceilingsWired for dataCeiling fansProgrammable thermostatInsulated vinyl windowsSmoke detectors
• Laundry & utility: Washer hookupElectric dryer hookupTankless and gas water heater

Price history

2 events — show timeline

• 2026-05-27 Listing Removed — MLS Technology, Inc.
• 2026-05-21 Listed $372,900 MLS Technology, Inc.