14210 S Toledo Ave · Bixby, OK 74008

$280,000

3 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 58 Days on market

Built 2004 7,853 sqft lot Est $295k · 5% under $42/mo HOA · 2% of rent

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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 +13.6/30.0
• ARV discount +9.9/15.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This solidly built brick home features a great porch ready for your holiday decorations, an oversized entry and beautifully updated kitchen with granite and newer appliances. It has updated lighting featured throughout the home. There is a huge primary bath with separate shower, tub and double vanities with a nice sized closet. This home is move in ready and located in Bixby schools with quick access to Memorial or Hwy 75 for your work commute. Yard is fully fenced with privacy fence and storage area for your equipment. Situated in Bixby schools near West Elementary and within 1 mile of newest retail shopping development.

Key facts

• Nice sized closet
• Huge primary bath
• Updated kitchen

Tags

• UPDATED KITCHEN
• HUGE PRIMARY BATH
• SEPARATE SHOWER
• DOUBLE VANITIES
• NICE SIZED CLOSET
• FULLY FENCED YARD

Property features AI

Finance

• HOA & community: Homeowners association with $500 annual fee; Community features include gutters and sidewalks

Exterior

• Parking: Attached garage with 2 spaces
• Security: Owned security system; Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Rain gutters; Covered patio; Privacy fencing

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Oven; Range / Stove; Refrigerator
• Bedrooms: Master bedroom on first floor with private bath and walk-in closet; Additional bonus room/attic on first floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; Hall bathroom with bathtub; Master bathroom with bathtub, double sink, separate shower and whirlpool
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Granite counters; Vaulted ceilings; Ceiling fans; Gas range connection; Gas oven connection; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (inside, first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $17 ($206/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (14.0% below list).
• Recommended offer: $241k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in Bixby — 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 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); 795 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $8k 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 58 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

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 $240,929 (14.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $295,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3634 E 143rd Pl S	0.51mi	3/2.0	1,716 (+0%)	0mo	$280,000	$163	75
14625 S Toledo Pl	0.49mi	3/2.0	1,731 (+1%)	5mo	$280,000	$162	70
14482 S Vandalia Ave	0.35mi	3/2.0	1,859 (+9%)	3mo	$310,500	$167	66
14321 S Harvard Pl	0.71mi	3/2.0	1,712 (+0%)	1mo	$301,900	$176	65
14390 S Vandalia Ave	0.28mi	3/2.0	1,916 (+12%)	2mo	$332,000	$173	65
3636 E 143rd Ct S	0.55mi	3/2.0	1,632 (-4%)	4mo	$265,000	$162	64
3583 E 144th Pl S	0.62mi	3/2.0	1,794 (+5%)	1mo	$300,000	$167	62
3728 E 143rd Pl S	0.48mi	3/2.0	1,594 (-7%)	6mo	$280,000	$176	61
14510 S Vandalia Ave	0.38mi	3/2.0	1,919 (+12%)	1mo	$343,750	$179	61
3648 E 144th St S	0.57mi	4/2.0 (+1)	1,780 (+4%)	2mo	$330,000	$185	60
14324 S Harvard Pl	0.75mi	3/2.0	1,693 (-1%)	6mo	$300,000	$177	59
3838 E 144th St S	0.43mi	3/2.0	1,933 (+13%)	1mo	$305,000	$158	57

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-43,446
• Equity at exit: $41,749

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-32,982
• Equity at exit: $24,209

Cash invested: $78,400 (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: 795
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$259 /mo · $3,110/yr
• Insurance: −$117
• HOA: −$42
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $17

Break-even live

Break-even rent $2,388

Max offer price $280,000

Occupancy floor 94%

Sensitivity live

Price	-10% $176	-5% $96	+0% $17	+5% $-62	+10% $-141
Rent	-10% $-173	-5% $-78	+0% $17	+5% $112	+10% $207
Rate	-1.0pp $158	-0.5pp $88	base $17	+0.5pp $-55	+1.0pp $-129

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$2,500	$1.17	17d	1	0.60mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$3,000	$1.40	25d	1	0.60mi
14734 S Urbana Ave Bixby, OK	4.0	2.0	2020	$2,500	$1.24	5d	1	0.60mi
5839 E 148th Pl S Bixby, OK	3.0	2.0	1256	$1,850	$1.47	3d	1	1.05mi
2052 E 133rd Ct Bixby, OK	3.0	2.0	2158	$2,300	$1.07	25d	1	1.20mi
6316 E 146th St S Bixby, OK	4.0	2.0	1785	$2,100	$1.18	25d	1	1.21mi
1928 E 133rd Ct Bixby, OK	4.0	2.0	2151	$2,200	$1.02	5d	1	1.39mi
2025 E 132nd St S Unit NA Bixby, OK	4.0	2.0	2143	$2,400	$1.12	5d	1	1.44mi
13312 S 19th Pl Bixby, OK	4.0	2.0	1812	$2,200	$1.21	25d	1	1.45mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 16 events

1. 2026-06-21
   days on market $280,000 Active 58 DOM
2. 2026-06-18
   days on market $280,000 Active 55 DOM
3. 2026-06-17
   days on market $280,000 Active 54 DOM
4. 2026-06-16
   days on market $280,000 Active 53 DOM
5. 2026-06-15
   days on market $280,000 Active 52 DOM
6. 2026-06-13
   days on market $280,000 Active 50 DOM
7. 2026-06-13
   days on market $280,000 Active 49 DOM
8. 2026-06-10
   days on market $280,000 Active 47 DOM
9. 2026-06-09
   days on market $280,000 Active 46 DOM
10. 2026-06-08
    days on market $280,000 Active 45 DOM
11. 2026-06-07
    days on market $280,000 Active 44 DOM
12. 2026-06-03
    days on market $280,000 Active 40 DOM
13. 2026-06-02
    days on market $280,000 Active 39 DOM
14. 2026-06-01
    days on market $280,000 Active 38 DOM
15. 2026-05-31
    days on market $280,000 Active 37 DOM
16. 2026-04-22
    listed $285,000 Active

ⓘ 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: $3,110 · $259/mo
• Projected year-2 tax: $3,110 · $259/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 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: $28,911
• − Mortgage interest: −$15,684
• − Property taxes: −$3,110
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$504
• − Depreciation: −$8,145
• Taxable loss: −$4,558
• Est. tax savings @ 24.0%: +$1,094
• After-tax cash flow: $1,300/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 — 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 · 640,811 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: 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

1 event — show timeline

• 2026-04-22 Listed $285,000 MLS Technology, Inc.

Property tax history

+5.0%/yr

Latest (2025): $3,110 · +6.9% YoY. Source: county tax records.