6203 E 131st Pl S · Bixby, OK 74008

$359,900

4 bd · 2.0 ba · 2,107 sqft · SingleFamily · 85 Days on market

Built 2026 Excellent condition 7,800 sqft lot Garage $171/sqft · 7% below area Est $386k · 7% 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 +10.6/15.0
• Cash flow +6.7/30.0
• Condition / age +5.0/5.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW CONSTRUCTION * * The Kingston | 4 Bed | 2 Bath | Single-Story * * The Kingston is a beautifully designed single-story home with 4 bedrooms and 2 bathrooms. A welcoming foyer leads you into the open-concept kitchen and breakfast area, ideal for modern living. The kitchen is perfect for entertaining, featuring an oversized island, sleek countertops, stainless steel appliances, and a corner pantry. The primary bedroom, located at the rear of the home for added privacy, offers a peaceful retreat with an ensuite bathroom, complete with a large walk-in shower and a spacious walk-in closet.

Key facts

• Open-concept kitchen
• Covered rear patio
• Corner pantry

Tags

• OPEN-CONCEPT KITCHEN
• OVERSIZED ISLAND
• STAINLESS STEEL APPLIANCES
• CORNER PANTRY
• COVERED REAR PATIO
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-994 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (40.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (32.5% below list).
• Recommended offer: $216k (40.0% below list) — sets the bar for cash-flow.

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 (+3.3%/yr); 1085 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $11k 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 85 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,019 (40.0% 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. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.68% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.76%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $386,390
• List price: $359,900
• Delta: -6.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13315 S 72nd EastPlace	0.22mi	4/2.5	2,068 (-2%)	2mo	$369,900	$179	83
13155 S 68th EastAvenue	0.19mi	3/2.0 (-1)	2,156 (+2%)	3mo	$415,000	$192	80
7211 E 131st Pl S	0.02mi	4/2.0	1,907 (-10%)	5mo	$320,000	$168	79
13223 S 68th EastAvenue	0.19mi	3/2.0 (-1)	2,156 (+2%)	5mo	$415,000	$192	78
7207 E 131st Pl S	0.01mi	4/2.5	1,866 (-11%)	1mo	$334,000	$179	78
13437 S 72nd EastAvenue	0.39mi	4/2.5	2,068 (-2%)	2mo	$385,632	$186	75
13202 S 72nd EastAvenue	0.20mi	4/2.5	1,947 (-8%)	5mo	$360,910	$185	72
7209 E 134th St S	0.32mi	4/2.5	1,947 (-8%)	1mo	$377,510	$194	70
13178 S 72nd EastAvenue	0.19mi	4/2.0	1,801 (-14%)	5mo	$342,905	$190	62
7219 E 134th St S	0.31mi	4/2.0	1,801 (-14%)	1mo	$358,000	$199	61
13018 S 79th East Ave	0.50mi	4/2.0	1,897 (-10%)	3mo	$285,000	$150	58
12722 S Maplewood Ave E	0.74mi	4/3.0	2,315 (+10%)	0mo	$585,000	$253	45

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: -37.5%
• Equity multiple: -0.20×
• Total profit: $-120,516
• Equity at exit: $53,662

10-year hold

• IRR: -50.6%
• Equity multiple: -0.80×
• Total profit: $-181,830
• Equity at exit: $31,118

Cash invested: $100,772 (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: 59 active · 28 under contract
• Months of supply: 14.8 mo (7%/mo absorbed)
• Median asking: $389,900 ($180/sqft)
• Median days on market: 69 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +1.7% 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: 12.3×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-994

Break-even live

Break-even rent $3,688

Max offer price $216,019

Occupancy floor —

Sensitivity live

Price	-10% $-746	-5% $-870	+0% $-994	+5% $-1,119	+10% $-1,243
Rent	-10% $-1,186	-5% $-1,090	+0% $-994	+5% $-898	+10% $-802
Rate	-1.0pp $-813	-0.5pp $-903	base $-994	+0.5pp $-1,088	+1.0pp $-1,182

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: $89,975
• Closing costs: $10,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13126 S 72nd East Pl Bixby, OK	4.0	3.0	1929	$2,300	$1.19	98d	1	0.06mi
13135 S 72nd East Ave Bixby, OK	4.0	2.0	2095	$2,500	$1.19	9d	1	0.06mi
6795 E 130th Pl S Bixby, OK	3.0	2.0	1454	$1,795	$1.23	9d	1	0.24mi
13441 S 72nd Pl Bixby, OK	4.0	3.0	1926	$2,350	$1.22	9d	1	0.38mi
12537 S 75th East Ave Bixby, OK	4.0	2.0	2088	$2,750	$1.32	9d	1	0.69mi
6460 E 125th St S Bixby, OK	4.0	2.0	1853	$2,600	$1.40	9d	1	0.71mi
12420 S Oxford Ave Bixby, OK	4.0	3.0	1941	$2,500	$1.29	0d	1	0.86mi
6303 E 123rd St S Bixby, OK	4.0	2.0	1851	$2,315	$1.25	0d	1	0.96mi
8554 E 127th St S Bixby, OK	4.0	2.0	1515	$1,795	$1.18	98d	1	1.00mi
8950 E 133rd St S Bixby, OK	4.0	3.0	2207	$2,195	$0.99	115d	1	1.15mi
16236 S 89th E Ave Bixby, OK	3.0	2.0	1864	$2,250	$1.21	63d	1	1.18mi
8336 E 120th Pl S Bixby, OK	3.0	2.0	1378	$1,494	$1.08	2d	2	1.33mi
9320 E 131st Pl S Bixby, OK	4.0	2.0	1851	$2,200	$1.19	80d	1	1.37mi
9436 E 131st Pl S Bixby, OK	4.0	2.0	1757	$2,200	$1.25	87d	1	1.44mi

Property features AI

Finance

• HOA & community: Homeowners association with annual feeCommunity gutters

Exterior

• Parking: Attached garage2 garage spaces
• Security: Smoke detector(s)
• Utilities: Electricity availableNatural gas availablePhone availableWater availablePublic sewerRural water source
• Home design: Single-storyFaces southeastSlab foundation
• Construction: Brick and wood-frame constructionAsphalt/fiberglass roofBuilt by builder (year source: Builder)Home warranty included
• Exterior features: LandscapingRain guttersCovered patio/porchPatioPorchNo safety shelterSmoke detectors

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangePlumbed for ice makerTankless water heaterGas water heater
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: High-speed internet availableQuartz countersStone countersVaulted ceilingsWired for dataCeiling fansProgrammable thermostatInsulated vinyl windowsElectric oven connectionGas range connection
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-09-23
   days on market $359,900 Active 85 DOM
2. 2026-09-22
   days on market $359,900 Active 84 DOM
3. 2026-09-21
   days on market $359,900 Active 83 DOM
4. 2026-09-20
   days on market $359,900 Active 82 DOM
5. 2026-09-19
   days on market $359,900 Active 81 DOM
6. 2026-09-18
   days on market $359,900 Active 80 DOM
7. 2026-09-17
   days on market $359,900 Active 79 DOM
8. 2026-09-16
   days on market $359,900 Active 78 DOM
9. 2026-09-15
   days on market $359,900 Active 77 DOM
10. 2026-09-14
    days on market $359,900 Active 76 DOM
11. 2026-09-13
    days on market $359,900 Active 75 DOM
12. 2026-09-12
    days on market $359,900 Active 74 DOM
13. 2026-09-11
    days on market $359,900 Active 73 DOM
14. 2026-09-05
    days on market $359,900 Active 67 DOM
15. 2026-09-04
    days on market $359,900 Active 66 DOM
16. 2026-09-03
    days on market $359,900 Active 65 DOM
17. 2026-08-31
    days on market $359,900 Active 62 DOM
18. 2026-08-29
    pricedays on market $359,900 Active 60 DOM
19. 2026-08-28
    days on market $365,000 Active 59 DOM
20. 2026-08-27
    days on market $365,000 Active 58 DOM
21. 2026-08-26
    days on market $365,000 Active 57 DOM
22. 2026-08-25
    days on market $365,000 Active 56 DOM
23. 2026-08-24
    days on market $365,000 Active 55 DOM
24. 2026-08-23
    days on market $365,000 Active 54 DOM
25. 2026-08-22
    days on market $365,000 Active 53 DOM
26. 2026-08-21
    days on market $365,000 Active 52 DOM
27. 2026-08-20
    days on market $365,000 Active 51 DOM
28. 2026-08-19
    days on market $365,000 Active 50 DOM
29. 2026-08-18
    days on market $365,000 Active 49 DOM
30. 2026-08-17
    days on market $365,000 Active 48 DOM
31. 2026-08-16
    days on market $365,000 Active 47 DOM
32. 2026-08-15
    days on market $365,000 Active 46 DOM
33. 2026-08-14
    days on market $365,000 Active 45 DOM
34. 2026-08-13
    days on market $365,000 Active 44 DOM
35. 2026-08-12
    days on market $365,000 Active 43 DOM
36. 2026-08-11
    days on market $365,000 Active 42 DOM
37. 2026-08-10
    days on market $365,000 Active 41 DOM
38. 2026-08-09
    days on market $365,000 Active 40 DOM
39. 2026-08-08
    days on market $365,000 Active 39 DOM
40. 2026-08-07
    days on market $365,000 Active 38 DOM
41. 2026-08-06
    days on market $365,000 Active 37 DOM
42. 2026-08-05
    days on market $365,000 Active 36 DOM
43. 2026-08-04
    days on market $365,000 Active 35 DOM
44. 2026-08-03
    days on market $365,000 Active 34 DOM
45. 2026-07-31
    days on market $365,000 Active 31 DOM
46. 2026-07-30
    days on market $365,000 Active 30 DOM
47. 2026-07-30
    days on market $365,000 Active 29 DOM
48. 2026-07-28
    days on market $365,000 Active 28 DOM
49. 2026-07-26
    days on market $365,000 Active 26 DOM
50. 2026-07-24
    days on market $365,000 Active 24 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 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: $29,155
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$6,918
• − Repairs & maintenance: −$2,332
• − Management: −$2,332
• − Depreciation: −$10,470
• Taxable loss: −$18,456
• Est. tax savings @ 24.0%: +$4,429
• After-tax cash flow: $-7,503/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 · 2 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with no repairs or maintenance needed. It offers a modern design with 4 bedrooms, 2 bathrooms, and ample space for entertaining and living.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Bixby North Es B OK #3/845 Nat'l #5,189/41,679 Middle North Intermediate School F OK #13/345 Nat'l #6,571/14,009 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 72/100

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 · 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

• HOA & community: Homeowners association with annual feeCommunity gutters

Exterior

• Parking: Attached garage2 garage spaces
• Security: Smoke detector(s)
• Utilities: Electricity availableNatural gas availablePhone availableWater availablePublic sewerRural water source
• Home design: Single-storyFaces southeastSlab foundation
• Construction: Brick and wood-frame constructionAsphalt/fiberglass roofBuilt by builder (year source: Builder)Home warranty included
• Exterior features: LandscapingRain guttersCovered patio/porchPatioPorchNo safety shelterSmoke detectors

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangePlumbed for ice makerTankless water heaterGas water heater
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: High-speed internet availableQuartz countersStone countersVaulted ceilingsWired for dataCeiling fansProgrammable thermostatInsulated vinyl windowsElectric oven connectionGas range connection
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+7.2% since first listed

4 events — show timeline

• 2026-06-25 Pending — MLS Technology, Inc.
• 2026-06-11 Listed $371,400 MLS Technology, Inc.
• 2026-05-27 Listing Removed — MLS Technology, Inc.
• 2026-05-21 Listed $346,400 MLS Technology, Inc.