10710 S 83rd East Ave · Bixby, OK 74133

$300,000

4 bd · 2.5 ba · 2,293 sqft · SingleFamily public records · 72 Days on market

Built 1994 0.25 ac lot Est $346k · 13% 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 +13.5/15.0
• Cash flow +11.1/30.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 YEARS OLD. LIKE BRAND NEW. ROOF 2000.EXTERIOR PAINT 2001.BIG IRREGULAR YARD. COVERED PATIO. FORMAL DINING. BREAKFAST + EATING BAR. HEAT PUMP. TILT WINDOWS. SO CLEAN.

Key facts

• Quiet cul de sac lot
• Bar area
• Abundant cabinetry

Tags

• TWO STORY HOME
• QUIET CUL DE SAC LOT
• OVERSIZED FOURTH BEDROOM
• CONCRETE COUNTERTOPS
• BAR AREA
• ABUNDANT CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.6% below list).
• Recommended offer: $232k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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 (+2.8%/yr); 273 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/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 $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 72 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y 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.
• Current owner paid $144k; list at $300k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,301 (22.6% 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 72 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $346,243
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10710 S 83rd East Ave	0.00mi	4/2.5	2,293 (0%)	1mo	$300,000	$131	99
10708 S 88th EastCircle	0.33mi	4/2.5	2,243 (-2%)	0mo	$339,500	$151	81
8508 E 107th St S	0.27mi	3/2.0 (-1)	2,268 (-1%)	6mo	$295,000	$130	74
8602 E 109th St	0.28mi	4/2.5	2,167 (-6%)	8mo	$296,000	$137	71
10905 S 85th EastAvenue	0.21mi	3/2.0 (-1)	2,088 (-9%)	0mo	$305,000	$146	68
8402 E 110th St S	0.25mi	4/2.5	2,053 (-10%)	4mo	$283,000	$138	67
10702 S 89th EastAvenue	0.37mi	3/2.0 (-1)	2,372 (+3%)	5mo	$339,500	$143	66
11328 S 75th Ave E	0.71mi	3/2.0 (-1)	2,350 (+2%)	2mo	$405,000	$172	54
10136 S 77th EastPlace	0.61mi	3/2.0 (-1)	2,157 (-6%)	3mo	$350,500	$162	52
11018 S 77th Pl E	0.57mi	3/2.0 (-1)	2,008 (-12%)	1mo	$337,750	$168	45
10107 S 78th EastAvenue S	0.64mi	3/2.5 (-1)	2,536 (+11%)	5mo	$392,000	$155	44
10131 S 77th EastPlace	0.61mi	3/3.0 (-1)	2,591 (+13%)	2mo	$400,000	$154	41

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 · 2.76% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-56,799
• Equity at exit: $44,731

10-year hold

• IRR: -12.6%
• Equity multiple: 0.27×
• Total profit: $-61,670
• Equity at exit: $25,939

Cash invested: $84,000 (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 74133

• Rents YoY: 2.8%
• Active inventory: 273
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$256 /mo · $3,073/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-119

Break-even live

Break-even rent $2,474

Max offer price $278,954

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-34	+0% $-119	+5% $-204	+10% $-289
Rent	-10% $-303	-5% $-211	+0% $-119	+5% $-27	+10% $64
Rate	-1.0pp $32	-0.5pp $-43	base $-119	+0.5pp $-197	+1.0pp $-276

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8664 E 103rd St Tulsa, OK	4.0	3.5	3336	$3,900	$1.17	3d	1	0.51mi
9028 E 99th St Tulsa, OK	3.0	2.0	1924	$1,950	$1.01	3d	1	0.99mi
9643 S 89th East Ave Tulsa, OK	3.0	2.0	1868	$1,800	$0.96	3d	1	1.02mi
9602 S Memorial Dr Tulsa, OK	1.0–3.0	1.0–2.0	1171	$2,010	$1.72	3d	22	1.04mi
9504 E 99th Pl Tulsa, OK	4.0	3.0	2124	$2,350	$1.11	12d	1	1.16mi
11612 S 100th East Ave Bixby, OK	3.0	2.0	1950	$2,095	$1.07	25d	1	1.46mi

Listing history 17 events

1. 2026-04-19
   status Pending
2. 2026-04-14
   price $300,000
3. 2026-02-26
   price $310,000
4. 2026-02-06
   listed $315,000 Active
5. 2002-05-09
   soldstatus $144,500
6. 2002-05-06
   soldstatus $144,500 167-char remark

   Show marketing remark (167 chars)

   4 YEARS OLD. LIKE BRAND NEW. ROOF 2000.EXTERIOR PAINT 2001.BIG IRREGULAR YARD. COVERED PATIO. FORMAL DINING. BREAKFAST + EATING BAR. HEAT PUMP. TILT WINDOWS. SO CLEAN.

7. 2002-04-10
   historical
8. 2002-04-09
   historical 167-char remark

   Show marketing remark (167 chars)

   4 YEARS OLD. LIKE BRAND NEW. ROOF 2000.EXTERIOR PAINT 2001.BIG IRREGULAR YARD. COVERED PATIO. FORMAL DINING. BREAKFAST + EATING BAR. HEAT PUMP. TILT WINDOWS. SO CLEAN.

9. 2002-02-05
   listed $149,900 167-char remark

   Show marketing remark (167 chars)

   4 YEARS OLD. LIKE BRAND NEW. ROOF 2000.EXTERIOR PAINT 2001.BIG IRREGULAR YARD. COVERED PATIO. FORMAL DINING. BREAKFAST + EATING BAR. HEAT PUMP. TILT WINDOWS. SO CLEAN.

10. 2001-08-08
    historical
11. 2001-08-06
    listed $149,900
12. 2001-02-08
    historical
13. 2001-02-07
    listed $149,900
14. 2000-08-07
    listed $153,900
15. 1995-08-01
    soldstatus $113,500
16. 1995-02-05
    listed $115,900
17. 1994-04-15
    soldstatus $15,000

ⓘ 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: $3,073 · $256/mo
• Projected year-2 tax: $3,073 · $256/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $27,876
• − Mortgage interest: −$16,805
• − Property taxes: −$3,073
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$8,727
• Taxable loss: −$6,689
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $176/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): 48,699
• Household income: $74,005
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1993.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 59% Two or more races 12% Hispanic / Latino 11% Black 11% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 7% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -134.04%
• Current HPI: 196.1677
• Rent YoY: ▲ 2.76%
• 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

+1900.0% since first listed

17 events — show timeline

• 2026-04-19 Pending — MLS Technology, Inc.
• 2026-04-14 Price Changed $300,000 MLS Technology, Inc.
• 2026-02-26 Price Changed $310,000 MLS Technology, Inc.
• 2026-02-06 Listed $315,000 MLS Technology, Inc.
• 2002-05-09 Sold (Public Records) $144,500 Public Records
• 2002-05-06 Sold (MLS) $144,500 MLS Technology, Inc.
• 2002-04-10 Listing Removed — MLS Technology, Inc.
• 2002-04-09 Listing Removed — MLS Technology, Inc.
• 2002-02-05 Listed $149,900 MLS Technology, Inc.
• 2001-08-08 Listing Removed — MLS Technology, Inc.
• 2001-08-06 Listed $149,900 MLS Technology, Inc.
• 2001-02-08 Listing Removed — MLS Technology, Inc.
• 2001-02-07 Listed $149,900 MLS Technology, Inc.
• 2000-08-07 Listed $153,900 MLS Technology, Inc.
• 1995-08-01 Sold (Public Records) $113,500 Public Records
• 1995-02-05 Listed $115,900 MLS Technology, Inc.
• 1994-04-15 Sold (Public Records) $15,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,073 · +5.0% YoY. Source: county tax records.