16227 S 88th Ave · Bixby, OK 74008

$245,000

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 6 Days on market

Built 2023 Good condition 6,600 sqft lot Est $246k · at est. $21/mo HOA · 1% 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 +11.4/30.0
• ARV discount +7.6/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Better than new construction! Backing to a green space, fully fenced with a covered patio, this spacious, open concept floor plan features 3 bedrooms and 2 baths, blinds throughout, granite countertops, an oversized kitchen with pantry, ideal for both everyday living and entertaining. This location offers easy access to nearby Bixby schools, shopping, and dining while maintaining a quiet neighborhood feel. Neighborhood park/playground and basketball/pickleball court.

Key facts

• Oversized kitchen
• Covered patio
• Quiet neighborhood

Tags

• COVERED PATIO
• OPEN CONCEPT FLOOR PLAN
• OVERSIZED KITCHEN
• NEARBY SCHOOLS
• QUIET NEIGHBORHOOD
• NEIGHBORHOOD PARK

Property features AI

Finance

• HOA & community: Homeowners association with $250 annual fee; Community park; Sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Faces west; Slab foundation
• Construction: Brick and wood-frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Landscaping; Rain gutters; Covered patio/porch; Full privacy fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Stove
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Laminate counters; High ceilings; Cable TV; Gas range connection; Vinyl insulated windows
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (17.0% below list).
• Recommended offer: $203k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents rising (+3.3%/yr); 795 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Recommended offer $203,314 (17.0% 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. 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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $245,818
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8613 E 164th St S	0.12mi	3/2.0	1,337 (-3%)	2mo	$249,730	$187	88
8617 E 164th St S	0.11mi	3/2.0	1,446 (+5%)	1mo	$263,700	$182	86
16113 S 88th East Ave	0.13mi	3/2.0	1,336 (-3%)	3mo	$235,000	$176	86
16407 S 86th EastAvenue	0.13mi	3/2.0	1,422 (+3%)	5mo	$257,000	$181	85
8734 E 160th Pl S	0.21mi	3/2.0	1,341 (-3%)	1mo	$235,000	$175	85
8653 E 160th St S	0.33mi	3/2.0	1,381 (0%)	1mo	$237,500	$172	84
8436 E 160th Pl	0.32mi	3/2.0	1,388 (+0%)	4mo	$225,000	$162	81
8366 E 160th Pl S	0.35mi	3/2.0	1,390 (+1%)	2mo	$247,500	$178	81
8619 E 164th Ct S	0.22mi	3/2.0	1,446 (+5%)	4mo	$263,919	$183	79
16437 S 87th EastAvenue	0.21mi	3/2.0	1,446 (+5%)	4mo	$262,594	$182	79
16429 S 87th EastAvenue	0.19mi	3/2.0	1,480 (+7%)	4mo	$250,000	$169	76
8778 E 170th St S	0.71mi	3/1.5	1,560 (+13%)	1mo	$235,000	$151	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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-44,505
• Equity at exit: $36,530

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-42,871
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$102
• HOA: −$21
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-87

Break-even live

Break-even rent $2,143

Max offer price $229,653

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-18	+0% $-87	+5% $-156	+10% $-226
Rent	-10% $-247	-5% $-167	+0% $-87	+5% $-7	+10% $74
Rate	-1.0pp $37	-0.5pp $-25	base $-87	+0.5pp $-150	+1.0pp $-215

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16423 S 86th East Ave Bixby, OK	3.0	2.0	1546	$1,750	$1.13	15d	1	0.23mi
16021 S 83rd East Ave Bixby, OK	3.0	2.0	1517	$1,650	$1.09	3d	1	0.40mi
7808 E 161st St S Bixby, OK	1.0–3.0	1.5–2.5	1357	$2,550	$1.88	3d	13	0.50mi
7532 E 158th St S Bixby, OK	3.0	2.0	1486	$1,600	$1.08	3d	1	0.90mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 4 events

1. 2026-05-19
   listed $245,000 Active
2. 2023-06-14
   historical
3. 2023-04-17
   price $226,900
4. 2023-03-22
   listed $224,900 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,398
• − Mortgage interest: −$13,724
• − Property taxes: −$3,422
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$252
• − Depreciation: −$7,127
• Taxable loss: −$5,256
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $219/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 · 12 photos

Good 80/100 None rehab

This single-family home is in good condition with a good condition score of 80. It is move-in ready with a good roof, exterior, and interior. The home has a good location and is better than new construction. The home has a good resale and rental value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+8.9% since first listed

4 events — show timeline

• 2026-05-19 Listed $245,000 MLS Technology, Inc.
• 2023-06-14 Listing Removed — MLS Technology, Inc.
• 2023-04-17 Price Changed $226,900 MLS Technology, Inc.
• 2023-03-22 Listed $224,900 MLS Technology, Inc.

Property tax history

+482.1%/yr

Latest (2025): $3,422 · +1.1% YoY. Source: county tax records.