13342 S 21st Ct · Jenks, OK 74008

$284,999

3 bd · 2.0 ba · 1,555 sqft · SingleFamily public records · 23 Days on market

Built 2012 Est $291k · at est.

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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 +12.2/30.0
• ARV discount +8.4/15.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Dream Home! Updated with designer elements. New wood look tile in the main area, stunning stacked stone fireplace, upgraded kitchen appliances, new lighting, newly painted inside, large stained concrete back patio. Resort living neighborhood.

Key facts

• New fence and gate
• Three ovens
• Built 2012

Tags

• CUSTOM BUILT IN CABINETS
• THREE OVENS
• NEW FENCE AND GATE
• NEW PATIO COVER PERGOLA
• QUIET CUL DE SAC LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-59 ($-710/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (18.8% below list).
• Recommended offer: $231k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Jenks — 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 71/100 on livability (#33 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime 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); 790 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $2k of loan paydown is wiped out by about $9k 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 23 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $231,498 (18.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $290,785
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13320 S 21st Pl	0.08mi	3/2.0	1,539 (-1%)	2mo	$265,000	$172	93
2116 E 133rd Ct	0.07mi	3/2.0	1,567 (+1%)	12mo	$269,500	$172	85
13307 S 21st Pl	0.12mi	3/2.0	1,654 (+6%)	3mo	$272,500	$165	81
2112 E 133rd Ct	0.05mi	3/2.0	1,630 (+5%)	13mo	$275,000	$169	79
13323 S 21st St	0.05mi	3/2.0	1,741 (+12%)	10mo	$289,900	$167	69
2038 E 130th St S	0.37mi	3/2.0	1,655 (+6%)	12mo	$312,664	$189	62
12934 S 20th Pl E	0.43mi	3/2.0	1,741 (+12%)	11mo	$329,988	$190	51
13309 S 19th Ct	0.30mi	4/2.0 (+1)	1,750 (+12%)	12mo	$327,500	$187	50
12918 S 21st Pl E	0.46mi	3/2.0	1,750 (+12%)	13mo	$330,964	$189	47
12938 S 20th Pl E	0.42mi	4/2.0 (+1)	1,750 (+12%)	10mo	$329,210	$188	46
2050 E 129th St S	0.53mi	4/2.0 (+1)	1,729 (+11%)	9mo	$318,516	$184	44
12879 S 21st Pl E	0.58mi	3/2.0	1,750 (+12%)	12mo	$329,681	$188	42

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-49,169
• Equity at exit: $42,494

10-year hold

• IRR: -8.8%
• Equity multiple: 0.44×
• Total profit: $-44,444
• Equity at exit: $24,642

Cash invested: $79,800 (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: 790
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$275 /mo · $3,296/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-59

Break-even live

Break-even rent $2,390

Max offer price $274,552

Occupancy floor 98%

Sensitivity live

Price	-10% $102	-5% $22	+0% $-59	+5% $-140	+10% $-220
Rent	-10% $-242	-5% $-151	+0% $-59	+5% $32	+10% $124
Rate	-1.0pp $84	-0.5pp $13	base $-59	+0.5pp $-133	+1.0pp $-208

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2052 E 133rd Ct Bixby, OK	3.0	2.0	2158	$2,300	$1.07	24d	1	0.05mi
1928 E 133rd Ct Bixby, OK	4.0	2.0	2151	$2,200	$1.02	4d	1	0.28mi
2025 E 132nd St S Unit NA Bixby, OK	4.0	2.0	2143	$2,400	$1.12	4d	1	0.28mi
13312 S 19th Pl Bixby, OK	4.0	2.0	1812	$2,200	$1.21	24d	1	0.29mi
13245 S 19th St Bixby, OK	4.0	2.0	2024	$2,300	$1.14	4d	1	0.38mi

Listing history 24 events

1. 2026-06-18
   days on market $284,999 Active 23 DOM
2. 2026-06-17
   days on market $284,999 Active 22 DOM
3. 2026-06-16
   days on market $284,999 Active 21 DOM
4. 2026-06-15
   days on market $284,999 Active 20 DOM
5. 2026-06-13
   days on market $284,999 Active 18 DOM
6. 2026-06-13
   days on market $284,999 Active 17 DOM
7. 2026-06-10
   days on market $284,999 Active 15 DOM
8. 2026-06-09
   days on market $284,999 Active 14 DOM
9. 2026-06-08
   days on market $284,999 Active 13 DOM
10. 2026-06-07
    days on market $284,999 Active 12 DOM
11. 2026-06-03
    days on market $284,999 Active 8 DOM
12. 2026-06-02
    days on market $284,999 Active 7 DOM
13. 2026-06-01
    days on market $284,999 Active 6 DOM
14. 2026-05-31
    days on market $284,999 Active 5 DOM
15. 2026-05-26
    listed $284,999 Active
16. 2022-06-30
    historical
17. 2022-06-08
    soldstatus $257,000
18. 2022-06-07
    soldstatus $257,000 Closed
19. 2022-06-06
    listed $257,000
20. 2018-03-20
    soldstatus $185,000
21. 2018-03-19
    soldstatus $185,000 Closed 252-char remark

    Show marketing remark (252 chars)

    Beautiful Dream Home! Updated with designer elements. New wood look tile in the main area, stunning stacked stone fireplace, upgraded kitchen appliances, new lighting, newly painted inside, large stained concrete back patio. Resort living neighborhood.

22. 2018-02-20
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Beautiful Dream Home! Updated with designer elements. New wood look tile in the main area, stunning stacked stone fireplace, upgraded kitchen appliances, new lighting, newly painted inside, large stained concrete back patio. Resort living neighborhood.

23. 2018-02-14
    listed $184,500 Active 252-char remark

    Show marketing remark (252 chars)

    Beautiful Dream Home! Updated with designer elements. New wood look tile in the main area, stunning stacked stone fireplace, upgraded kitchen appliances, new lighting, newly painted inside, large stained concrete back patio. Resort living neighborhood.

24. 2007-03-07
    soldstatus $35,000

ⓘ 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: $3,296 · $275/mo
• Projected year-2 tax: $3,296 · $275/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $27,780
• − Mortgage interest: −$15,964
• − Property taxes: −$3,296
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$8,291
• Taxable loss: −$5,641
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $644/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 — Jenks

• Score: 71/100
• State rank: #33
• US rank: #7270

Category grades

Amenities F Commute F Cost of living B+ 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: Jenks, OK
• County: Tulsa County · 640,811 people
• City population: 24,547
• 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

+714.3% since first listed

10 events — show timeline

• 2026-05-26 Listed $284,999 FSBO.com
• 2022-06-30 Listing Removed — MLS Technology, Inc.
• 2022-06-08 Sold (Public Records) $257,000 Public Records
• 2022-06-07 Sold (MLS) $257,000 MLS Technology, Inc.
• 2022-06-06 Listed $257,000 MLS Technology, Inc.
• 2018-03-20 Sold (Public Records) $185,000 Public Records
• 2018-03-19 Sold (MLS) $185,000 MLS Technology, Inc.
• 2018-02-20 Pending — MLS Technology, Inc.
• 2018-02-14 Listed $184,500 MLS Technology, Inc.
• 2007-03-07 Sold (Public Records) $35,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,296 · +3.8% YoY. Source: county tax records.