Adeline Plan · Bixby, OK 74008

$327,450

4 bd · 2.0 ba · 1,891 sqft · SingleFamily · 275 Days on market

Good condition

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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 +7.5/15.0
• Cash flow +5.3/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Adeline is a customer-favorite floor plan, and in Henson Square , it truly stands out as a perfect example of how where you build matters . From the moment you arrive, its eye-catching curb appeal makes a lasting first impression, setting the tone for a home that feels both welcoming and refined. Inside, the open-concept layout is spacious, bright, and modern, designed for comfortable everyday living and effortless entertaining. The heart of the home features a large kitchen island that anchors the space, making gatherings easy and inviting. The kitchen flows seamlessly into the living and dining areas, creating a connected environment ideal for both hosting and relaxing.

Key facts

• Large kitchen island
• Walk in closet
• Spa inspired bath

Tags

• LARGE KITCHEN ISLAND
• SPA INSPIRED BATH
• WALK IN CLOSET
• ENERGY STAR STANDARDS

🏗️ New construction. The $327,450 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $403,268.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $327k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-892 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (26.8% below list).
• Recommended offer: $240k (26.8% below list) — sets the bar for 1% rule.

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: Central Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 646 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $12k 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 275 days — a 12% lower offer ($288k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,819 (26.8% 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. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.48%
• DSCR: 0.58
• GRM: 14.0

CMA / ARV

• ARV (median comp): $403,268
• List price: $327,450
• Delta: -18.80%
• 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
3456 E 154th St S	0.16mi	3/2.0 (-1)	1,865 (-1%)	1mo	$359,900	$193	84
3574 E 155th St S	0.17mi	3/2.0 (-1)	1,858 (-2%)	0mo	$375,000	$202	84
15385 S 37th Ct S	0.02mi	4/2.0	2,031 (+7%)	4mo	$385,000	$190	83
3421 E 153rd St S	0.20mi	3/2.0 (-1)	1,880 (-1%)	4mo	$353,317	$188	81
3805 E 154th Pl S	0.07mi	3/3.0 (-1)	2,001 (+6%)	4mo	$400,000	$200	75
3555 E 154th St S	0.10mi	4/2.0	2,087 (+10%)	4mo	$385,400	$185	74
15485 S 36th EastAvenue	0.12mi	5/3.0 (+1)	2,034 (+8%)	4mo	$393,900	$194	70
15486 S 38th EastAvenue	0.11mi	5/3.0 (+1)	2,034 (+8%)	8mo	$379,900	$187	67
3424 E 156th St S	0.29mi	4/2.0	2,051 (+8%)	8mo	$374,900	$183	66
15605 S 35th EastAvenue	0.28mi	4/2.0	2,087 (+10%)	5mo	$379,900	$182	65
15404 S 34th EastAvenue	0.21mi	3/2.0 (-1)	2,046 (+8%)	10mo	$388,250	$190	63
15608 S 36th EastCourt S	0.26mi	5/3.0 (+1)	2,034 (+8%)	10mo	$359,000	$176	58

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: -32.9%
• Equity multiple: -0.07×
• Total profit: $-121,319
• Equity at exit: $60,129

10-year hold

• IRR: -37.3%
• Equity multiple: -0.55×
• Total profit: $-175,275
• Equity at exit: $34,867

Cash invested: $112,915 (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: 50 active · 12 under contract
• Months of supply: 23.1 mo (4%/mo absorbed)
• Median asking: $360,250 ($187/sqft)
• Median days on market: 393 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +13.9% above 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: $2,398 high
• Mortgage (P&I): −$2,115
• Tax est. 1.5%: −$504 /mo · $6,049/yr
• Insurance: −$168
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-892

Break-even live

Break-even rent $3,528

Max offer price $274,148

Occupancy floor —

Sensitivity live

Price	-10% $-614	-5% $-753	+0% $-892	+5% $-1,032	+10% $-1,171
Rent	-10% $-1,082	-5% $-987	+0% $-892	+5% $-798	+10% $-703
Rate	-1.0pp $-689	-0.5pp $-790	base $-892	+0.5pp $-997	+1.0pp $-1,103

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: $100,817
• Closing costs: $12,098
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3462 E 153rd St S Bixby, OK	4.0	2.0	1815	$2,450	$1.35	61d	1	0.15mi
3442 E 153rd St S Bixby, OK	4.0	2.0	1915	$2,250	$1.17	4d	1	0.15mi
3441 E 153rd St S Bixby, OK	3.0	2.0	1705	$2,200	$1.29	63d	1	0.17mi
3401 E 153rd St S Bixby, OK	4.0	2.0	1815	$2,300	$1.27	4d	1	0.19mi
4681 E 148th Pl S Bixby, OK	3.0	2.0	1399	$1,950	$1.39	7d	1	0.78mi
14837 S Toledo Pl Bixby, OK	3.0	3.0	1939	$2,200	$1.13	63d	1	0.80mi
14734 S Urbana Ave Bixby, OK	4.0	2.0	2020	$2,500	$1.24	98d	1	0.84mi
14695 S Toledo Pl Bixby, OK	3.0	2.0	1364	$1,750	$1.28	63d	1	0.86mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$3,000	$1.40	119d	1	0.86mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$2,300	$1.07	76d	1	0.86mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$2,500	$1.17	111d	1	0.86mi
14320 S New Haven Ave Bixby, OK	4.0	2.0	1757	$2,200	$1.25	80d	1	1.07mi
14310 S New Haven Ave Bixby, OK	4.0	3.0	1866	$2,000	$1.07	6d	1	1.09mi
5839 E 148th Pl S Bixby, OK	3.0	2.0	1256	$1,800	$1.43	71d	1	1.43mi
5940 E 148th St S Bixby, OK	3.0	2.0	1537	$1,795	$1.17	7d	1	1.49mi
5960 E 148th St S Unit Na Bixby, OK	4.0	2.0	1915	$2,450	$1.28	9d	1	1.50mi

Property features AI

Finance

• Financial info: List price $327,450

Exterior

• Home design: Single-family plan (Adeline)
• Exterior features: Living area of 1891

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan named AdelineActive status listing

Listing history 50 events

1. 2026-09-23
   days on market $327,450 Active 275 DOM
2. 2026-09-22
   days on market $327,450 Active 274 DOM
3. 2026-09-21
   days on market $327,450 Active 273 DOM
4. 2026-09-20
   days on market $327,450 Active 272 DOM
5. 2026-09-19
   days on market $327,450 Active 271 DOM
6. 2026-09-18
   days on market $327,450 Active 270 DOM
7. 2026-09-17
   days on market $327,450 Active 269 DOM
8. 2026-09-16
   days on market $327,450 Active 268 DOM
9. 2026-09-15
   days on market $327,450 Active 267 DOM
10. 2026-09-14
    days on market $327,450 Active 266 DOM
11. 2026-09-13
    days on market $327,450 Active 265 DOM
12. 2026-09-12
    days on market $327,450 Active 264 DOM
13. 2026-09-11
    days on market $327,450 Active 263 DOM
14. 2026-09-05
    days on market $327,450 Active 257 DOM
15. 2026-09-04
    days on market $327,450 Active 256 DOM
16. 2026-09-03
    days on market $327,450 Active 255 DOM
17. 2026-08-31
    days on market $327,450 Active 252 DOM
18. 2026-08-29
    days on market $327,450 Active 250 DOM
19. 2026-08-28
    days on market $327,450 Active 249 DOM
20. 2026-08-27
    days on market $327,450 Active 248 DOM
21. 2026-08-26
    days on market $327,450 Active 247 DOM
22. 2026-08-25
    days on market $327,450 Active 246 DOM
23. 2026-08-24
    days on market $327,450 Active 245 DOM
24. 2026-08-23
    days on market $327,450 Active 244 DOM
25. 2026-08-22
    days on market $327,450 Active 243 DOM
26. 2026-08-21
    days on market $327,450 Active 242 DOM
27. 2026-08-20
    days on market $327,450 Active 241 DOM
28. 2026-08-19
    days on market $327,450 Active 240 DOM
29. 2026-08-18
    days on market $327,450 Active 239 DOM
30. 2026-08-17
    days on market $327,450 Active 238 DOM
31. 2026-08-16
    days on market $327,450 Active 237 DOM
32. 2026-08-15
    days on market $327,450 Active 236 DOM
33. 2026-08-14
    days on market $327,450 Active 235 DOM
34. 2026-08-13
    days on market $327,450 Active 234 DOM
35. 2026-08-12
    days on market $327,450 Active 233 DOM
36. 2026-08-11
    days on market $327,450 Active 232 DOM
37. 2026-08-10
    days on market $327,450 Active 231 DOM
38. 2026-08-09
    days on market $327,450 Active 230 DOM
39. 2026-08-08
    days on market $327,450 Active 229 DOM
40. 2026-08-07
    days on market $327,450 Active 228 DOM
41. 2026-08-06
    days on market $327,450 Active 227 DOM
42. 2026-08-05
    days on market $327,450 Active 226 DOM
43. 2026-08-04
    days on market $327,450 Active 225 DOM
44. 2026-08-03
    days on market $327,450 Active 224 DOM
45. 2026-07-31
    days on market $327,450 Active 221 DOM
46. 2026-07-30
    days on market $327,450 Active 220 DOM
47. 2026-07-30
    days on market $327,450 Active 219 DOM
48. 2026-07-28
    days on market $327,450 Active 218 DOM
49. 2026-07-26
    days on market $327,450 Active 216 DOM
50. 2026-07-24
    days on market $327,450 Active 214 DOM

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

Taxation est. · year 1

• Rental income: $28,778
• − Mortgage interest: −$22,589
• − Property taxes: −$6,049
• − Insurance: −$2,016
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$11,731
• Taxable loss: −$18,212
• Est. tax savings @ 24.0%: +$4,371
• After-tax cash flow: $-6,337/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $9,455–$28,365 screening

The Adeline Plan in Bixby, OK, is a well-maintained and move-in-ready home with good curb appeal and an open-concept interior. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can increase the home's value and appeal to buyers. ↑
• Resale Flooring — New flooring can improve the home's overall appearance and appeal to buyers. ↑
• Both HVAC system — A new HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained landscape and curb appeal can significantly increase the home's value and appeal to buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Central Es F OK #213/845 Nat'l #24,950/41,679 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 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

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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

• Financial info: List price $327,450

Exterior

• Home design: Single-family plan (Adeline)
• Exterior features: Living area of 1891

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan named AdelineActive status listing