Rosemont Plan · Tulsa, OK 74008

$414,900

5 bd · 3.0 ba · 2,799 sqft · SingleFamily · 83 Days on market

Excellent condition Garage

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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 +5.1/30.0
• Condition / age +5.0/5.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Rosemont floor plan at Villas at Watercrest, a stunning two-story home in the heart of South Tulsa offering 2,799 square feet of thoughtfully designed living space. With 5 bedrooms, 3 bathrooms, a versatile game room, and a 2-car garage, the Rosemont provides the perfect blend of comfort, functionality, and style for growing families. Step inside to find an inviting foyer that leads to a conveniently located secondary bedroom and full bathroom ideal for guests, multigenerational living, or a private home office.

Key facts

• Large center island
• Two-story home
• 2 garage spots

Tags

• TWO-STORY HOME
• OPEN-CONCEPT LIVING AREA
• CHEF-INSPIRED KITCHEN
• STAINLESS-STEEL APPLIANCES
• LARGE CENTER ISLAND
• LUXURIOUS PRIMARY SUITE

🏗️ New construction. The $414,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $471,859.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $415k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (33.8% below list).
• Recommended offer: $275k (33.8% below list) — sets the bar for 1% rule.

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; 6 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 32% 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 $14k 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 83 days — a 6% lower offer ($390k) is reasonable based on typical stale-listing flexibility.

Recommended offer $274,692 (33.8% 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 83 days. Have you received any prior offers? Is the seller open to a 34% 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 3.52%
• Cash-on-cash: -9.91%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $471,859
• List price: $414,900
• Delta: -12.07%
• 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
12444 S 66th EastAvenue	0.17mi	4/3.0 (-1)	2,913 (+4%)	2mo	$550,000	$189	79
5512 E 124th St S	0.56mi	4/2.5 (-1)	2,846 (+2%)	2mo	$528,000	$186	63
6020 E 128th St S	0.36mi	4/3.5 (-1)	2,976 (+6%)	4mo	$600,000	$202	62
7004 E 124th Pl S	0.38mi	4/3.0 (-1)	3,098 (+11%)	2mo	$490,000	$158	58
5816 E 127th St S	0.40mi	4/3.0 (-1)	2,499 (-11%)	2mo	$532,900	$213	57
12564 S 71st EastAvenue	0.41mi	4/3.5 (-1)	3,109 (+11%)	2mo	$529,000	$170	54
12528 S 75th EastAvenue	0.74mi	4/2.5 (-1)	2,700 (-4%)	4mo	$535,000	$198	49
12122 S Granite Ave E	0.66mi	4/3.5 (-1)	2,985 (+7%)	3mo	$537,500	$180	49
12050 S 68th EastAvenue E	0.58mi	4/3.0 (-1)	3,123 (+12%)	4mo	$530,000	$170	45
12521 S Fulton Ave	0.54mi	4/3.5 (-1)	3,163 (+13%)	4mo	$570,000	$180	43
5307 E 125th St S	0.67mi	4/3.5 (-1)	3,136 (+12%)	2mo	$565,000	$180	40
12010 S 68th East Ave	0.62mi	4/2.5 (-1)	3,185 (+14%)	4mo	$650,000	$204	37

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: -33.7%
• Equity multiple: -0.10×
• Total profit: $-144,954
• Equity at exit: $70,356

10-year hold

• IRR: -39.8%
• Equity multiple: -0.60×
• Total profit: $-211,621
• Equity at exit: $40,798

Cash invested: $132,121 (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: 75 active · 27 under contract
• Months of supply: 17.3 mo (6%/mo absorbed)
• Median asking: $480,000 ($172/sqft)
• Median days on market: 104 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: -1.8% 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: 12.6×

Monthly cashflow live

• Estimated rent: $2,747 high
• Mortgage (P&I): −$2,474
• Tax est. 1.5%: −$590 /mo · $7,078/yr
• Insurance: −$197
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-1,091

Break-even live

Break-even rent $4,128

Max offer price $314,012

Occupancy floor —

Sensitivity live

Price	-10% $-765	-5% $-928	+0% $-1,091	+5% $-1,254	+10% $-1,417
Rent	-10% $-1,308	-5% $-1,199	+0% $-1,091	+5% $-982	+10% $-874
Rate	-1.0pp $-853	-0.5pp $-971	base $-1,091	+0.5pp $-1,213	+1.0pp $-1,338

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: $117,965
• Closing costs: $14,156
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12420 S Oxford Ave Bixby, OK	4.0	3.0	1941	$2,500	$1.29	0d	1	0.17mi
13135 S 72nd East Ave Bixby, OK	4.0	2.0	2095	$2,500	$1.19	9d	1	0.76mi
13126 S 72nd East Pl Bixby, OK	4.0	3.0	1929	$2,300	$1.19	98d	1	0.77mi
12537 S 75th East Ave Bixby, OK	4.0	2.0	2088	$2,750	$1.32	9d	1	0.78mi
13441 S 72nd Pl Bixby, OK	4.0	3.0	1926	$2,350	$1.22	9d	1	1.04mi
11285 S 73rd East Pl Bixby, OK	4.0	4.0	3450	$3,500	$1.01	97d	1	1.44mi

Property features AI

Finance

• Financial info: List price $414,900

Exterior

• Parking: 2 garage spacesTotal parking for 2 vehicles
• Home design: Single-family plan (Rosemont)Located in Bixby, south address prefix
• Exterior features: Living area approximately 2799

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active new-construction plan (Rosemont)

Listing history 50 events

1. 2026-09-23
   days on market $414,900 Active 83 DOM
2. 2026-09-22
   days on market $414,900 Active 82 DOM
3. 2026-09-21
   days on market $414,900 Active 81 DOM
4. 2026-09-20
   days on market $414,900 Active 80 DOM
5. 2026-09-19
   days on market $414,900 Active 79 DOM
6. 2026-09-18
   days on market $414,900 Active 78 DOM
7. 2026-09-17
   days on market $414,900 Active 77 DOM
8. 2026-09-16
   days on market $414,900 Active 76 DOM
9. 2026-09-15
   days on market $414,900 Active 75 DOM
10. 2026-09-14
    days on market $414,900 Active 74 DOM
11. 2026-09-13
    days on market $414,900 Active 73 DOM
12. 2026-09-12
    days on market $414,900 Active 72 DOM
13. 2026-09-11
    days on market $414,900 Active 71 DOM
14. 2026-09-05
    days on market $414,900 Active 65 DOM
15. 2026-09-04
    days on market $414,900 Active 64 DOM
16. 2026-09-03
    days on market $414,900 Active 63 DOM
17. 2026-08-31
    days on market $414,900 Active 60 DOM
18. 2026-08-29
    days on market $414,900 Active 58 DOM
19. 2026-08-28
    days on market $414,900 Active 57 DOM
20. 2026-08-27
    days on market $414,900 Active 56 DOM
21. 2026-08-26
    days on market $414,900 Active 55 DOM
22. 2026-08-25
    days on market $414,900 Active 54 DOM
23. 2026-08-24
    days on market $414,900 Active 53 DOM
24. 2026-08-23
    days on market $414,900 Active 52 DOM
25. 2026-08-22
    days on market $414,900 Active 51 DOM
26. 2026-08-21
    days on market $414,900 Active 50 DOM
27. 2026-08-20
    days on market $414,900 Active 49 DOM
28. 2026-08-19
    days on market $414,900 Active 48 DOM
29. 2026-08-18
    days on market $414,900 Active 47 DOM
30. 2026-08-17
    days on market $414,900 Active 46 DOM
31. 2026-08-16
    days on market $414,900 Active 45 DOM
32. 2026-08-15
    days on market $414,900 Active 44 DOM
33. 2026-08-14
    days on market $414,900 Active 43 DOM
34. 2026-08-13
    days on market $414,900 Active 42 DOM
35. 2026-08-12
    days on market $414,900 Active 41 DOM
36. 2026-08-11
    days on market $414,900 Active 40 DOM
37. 2026-08-10
    days on market $414,900 Active 39 DOM
38. 2026-08-09
    days on market $414,900 Active 38 DOM
39. 2026-08-08
    days on market $414,900 Active 37 DOM
40. 2026-08-07
    days on market $414,900 Active 36 DOM
41. 2026-08-06
    days on market $414,900 Active 35 DOM
42. 2026-08-05
    days on market $414,900 Active 34 DOM
43. 2026-08-04
    days on market $414,900 Active 33 DOM
44. 2026-08-03
    days on market $414,900 Active 32 DOM
45. 2026-07-31
    days on market $414,900 Active 29 DOM
46. 2026-07-30
    days on market $414,900 Active 28 DOM
47. 2026-07-30
    days on market $414,900 Active 27 DOM
48. 2026-07-28
    days on market $414,900 Active 26 DOM
49. 2026-07-26
    days on market $414,900 Active 24 DOM
50. 2026-07-24
    days on market $414,900 Active 22 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: $32,963
• − Mortgage interest: −$26,431
• − Property taxes: −$7,078
• − Insurance: −$2,359
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − Depreciation: −$13,727
• Taxable loss: −$21,907
• Est. tax savings @ 24.0%: +$5,258
• After-tax cash flow: $-7,833/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 · 16 photos

Excellent 100/100 None rehab

This Rosemont home in Tulsa, Oklahoma, is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and increase rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

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: 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 $414,900

Exterior

• Parking: 2 garage spacesTotal parking for 2 vehicles
• Home design: Single-family plan (Rosemont)Located in Bixby, south address prefix
• Exterior features: Living area approximately 2799

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active new-construction plan (Rosemont)