8937 E 135th St S · Bixby, OK 74008

$200,000

3 bd · 2.0 ba · 1,194 sqft · SingleFamily public records · 70 Days on market

Built 1991 10,098 sqft lot Est $217k · 8% under

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +11.1/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• 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 MLS

Great Opportunity for 1st time home buyer! Cute starter home w fresh carpet & contemporary interior paint. Open dining & living creates spacious feel. House is situated in nice neighborhood w full privacy fenced back yd. Clean & move in ready. A Must See!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1991

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: Owned security system; No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Brick and wood-frame construction; Asphalt fiberglass roof; Built (year from public records)
• Exterior features: Covered patio; Patio; Satellite dish; Partial fencing; Mature trees

Interior

• Kitchen: Convection oven; Oven; Range; Stove; Dishwasher; Disposal; Laminate counters
• Bedrooms: Master bedroom with walk-in closet (first floor); Additional bedroom (first floor)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (one is the master bath, first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; Central vacuum; High ceilings; Vaulted ceilings; High-speed internet; Cable TV; Wired for data; Air filtration; Ceiling fans; Electric oven connection; Electric range connection; Programmable thermostat; Storm windows; Insulated windows
• Laundry & utility: Washer hookup; Electric 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 $200k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $191k (4.6% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.6% 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.
• Market conditions: Rents rising (+3.3%/yr); 789 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 70 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $121k; list at $200k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $217,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8814 E 134th St	0.14mi	3/2.0	1,210 (+1%)	9mo	$140,000	$116	83
13542 S 91st EastAvenue	0.13mi	3/2.0	1,118 (-6%)	6mo	$190,000	$170	78
13532 S 91st EastAvenue	0.12mi	3/2.0	1,313 (+10%)	9mo	$226,000	$172	70
13209 S 85th East Pl	0.35mi	3/1.5	1,120 (-6%)	3mo	$214,900	$192	69
13313 S 85th East Ave E	0.36mi	3/1.5	1,251 (+5%)	7mo	$226,500	$181	67
16408 S 85th Ave E	0.37mi	3/2.0	1,143 (-4%)	10mo	$235,555	$206	67
13220 S 86th EastPlace	0.28mi	3/1.5	1,138 (-5%)	13mo	$205,000	$180	66
13214 S 85th EastPlace	0.37mi	3/1.5	1,157 (-3%)	13mo	$210,000	$182	65
13206 S 85th EastPlace	0.38mi	3/1.5	1,157 (-3%)	14mo	$217,000	$188	63
8421 E 133rd St S	0.43mi	3/2.0	1,294 (+8%)	9mo	$214,900	$166	59
8605 E 132nd St S	0.35mi	3/2.0	1,294 (+8%)	15mo	$240,900	$186	57
13200 S 85th EastAvenue	0.48mi	3/1.0	1,052 (-12%)	13mo	$203,500	$193	43

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-19,681
• Equity at exit: $29,821

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,082
• Equity at exit: $17,292

Cash invested: $56,000 (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 74008

• Rents YoY: 3.3%
• Active inventory: 789
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$185 /mo · $2,219/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $190

Break-even live

Break-even rent $1,667

Max offer price $200,000

Occupancy floor 85%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14681 S 82nd East Ave Bixby, OK	1.0–3.0	1.0–2.0	975	$1,810	$1.86	1d	11	1.28mi

Listing history 33 events

1. 2026-06-07
   statusdays on market $200,000 Pending 70 DOM
2. 2026-06-03
   days on market $200,000 Active 68 DOM
3. 2026-06-02
   days on market $200,000 Active 67 DOM
4. 2026-06-01
   days on market $200,000 Active 66 DOM
5. 2026-05-31
   days on market $200,000 Active 65 DOM
6. 2026-05-22
   price $200,000
7. 2026-05-22
   status Active
8. 2026-04-11
   status Pending
9. 2026-04-01
   status Active
10. 2026-03-24
    status Pending
11. 2026-02-18
    price $215,000
12. 2026-02-18
    price $225,000
13. 2026-02-05
    listed $230,000 Active
14. 2026-02-05
    historical
15. 2026-01-31
    listed $230,000 Active
16. 2017-11-30
    soldstatus $121,000
17. 2017-11-27
    soldstatus $121,000 Closed 271-char remark

    Show marketing remark (271 chars)

    Great Opportunity for 1st time home buyer! Cute starter home w fresh carpet & contemporary interior paint. Open dining & living creates spacious feel. House is situated in nice neighborhood w full privacy fenced back yd. Clean & move in ready. A Must See!

18. 2017-10-31
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Great Opportunity for 1st time home buyer! Cute starter home w fresh carpet & contemporary interior paint. Open dining & living creates spacious feel. House is situated in nice neighborhood w full privacy fenced back yd. Clean & move in ready. A Must See!

19. 2017-10-27
    price $121,000 271-char remark

    Show marketing remark (271 chars)

    Great Opportunity for 1st time home buyer! Cute starter home w fresh carpet & contemporary interior paint. Open dining & living creates spacious feel. House is situated in nice neighborhood w full privacy fenced back yd. Clean & move in ready. A Must See!

20. 2017-10-19
    status Active 271-char remark

    Show marketing remark (271 chars)

    Great Opportunity for 1st time home buyer! Cute starter home w fresh carpet & contemporary interior paint. Open dining & living creates spacious feel. House is situated in nice neighborhood w full privacy fenced back yd. Clean & move in ready. A Must See!

21. 2017-10-02
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Great Opportunity for 1st time home buyer! Cute starter home w fresh carpet & contemporary interior paint. Open dining & living creates spacious feel. House is situated in nice neighborhood w full privacy fenced back yd. Clean & move in ready. A Must See!

22. 2017-09-28
    listed $114,900 Active 271-char remark

    Show marketing remark (271 chars)

    Great Opportunity for 1st time home buyer! Cute starter home w fresh carpet & contemporary interior paint. Open dining & living creates spacious feel. House is situated in nice neighborhood w full privacy fenced back yd. Clean & move in ready. A Must See!

23. 2015-03-25
    listed $119,500
24. 2011-06-21
    soldstatus $112,000
25. 2011-06-17
    soldstatus $112,000
26. 2011-06-08
    historical
27. 2011-05-16
    listed $115,000
28. 2003-11-18
    soldstatus $97,500
29. 2003-11-14
    soldstatus $97,500
30. 2003-10-28
    historical
31. 2003-09-29
    listed $105,000
32. 1995-05-11
    soldstatus $63,000
33. 1992-03-05
    soldstatus $59,000

ⓘ 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: $2,219 · $185/mo
• Projected year-2 tax: $2,219 · $185/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 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: $22,888
• − Mortgage interest: −$11,203
• − Property taxes: −$2,219
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$5,818
• Taxable loss: −$1,014
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $2,520/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

+239.0% since first listed

28 events — show timeline

• 2026-05-22 Price Changed $200,000 MLS Technology, Inc.
• 2026-05-22 Relisted — MLS Technology, Inc.
• 2026-04-11 Pending — MLS Technology, Inc.
• 2026-04-01 Relisted — MLS Technology, Inc.
• 2026-03-24 Pending — MLS Technology, Inc.
• 2026-02-18 Price Changed $215,000 MLS Technology, Inc.
• 2026-02-18 Price Changed $225,000 MLS Technology, Inc.
• 2026-02-05 Listing Removed — MLS Technology, Inc.
• 2026-02-05 Listed $230,000 MLS Technology, Inc.
• 2026-01-31 Listed $230,000 MLS Technology, Inc.
• 2017-11-30 Sold (Public Records) $121,000 Public Records
• 2017-11-27 Sold (MLS) $121,000 MLS Technology, Inc.
• 2017-10-31 Pending — MLS Technology, Inc.
• 2017-10-27 Price Changed $121,000 MLS Technology, Inc.
• 2017-10-19 Relisted — MLS Technology, Inc.
• 2017-10-02 Pending — MLS Technology, Inc.
• 2017-09-28 Listed $114,900 MLS Technology, Inc.
• 2015-03-25 Listed $119,500 MLS Technology, Inc.
• 2011-06-21 Sold (Public Records) $112,000 Public Records
• 2011-06-17 Sold (MLS) $112,000 MLS Technology, Inc.
• 2011-06-08 Listing Removed — MLS Technology, Inc.
• 2011-05-16 Listed $115,000 MLS Technology, Inc.
• 2003-11-18 Sold (Public Records) $97,500 Public Records
• 2003-11-14 Sold (MLS) $97,500 MLS Technology, Inc.
• 2003-10-28 Listing Removed — MLS Technology, Inc.
• 2003-09-29 Listed $105,000 MLS Technology, Inc.
• 1995-05-11 Sold (Public Records) $63,000 Public Records
• 1992-03-05 Sold (Public Records) $59,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,219 · +6.9% YoY. Source: county tax records.