10002 E 117th Pl S · Bixby, OK 74008

$259,900

3 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 7 Days on market

Built 1982 10,266 sqft lot Est $262k · at est.

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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 +13.0/30.0
• ARV discount +7.9/15.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PARTIAL BRICK EXTERIOR, FENCE, FIREPLACE, Offered as is with all faults, buyer responsible for costs/replacement of missing meters, SOLD AS IS, CASE NUMBER 405-928151 EXCLUSIVE AGENCY, ELIGIBLE FOR 100.00 DOWN PROGRAM

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• HOA & community: Gutters listed as a community feature

Exterior

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

Interior

• Kitchen: Built-in oven; Cooktop; Range; Oven; Microwave; Dishwasher; Disposal
• Bedrooms: Master bedroom with private bath, separate closets and walk-in closet (first level); Additional bedrooms on the first level (no attached baths)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; Hall bathroom with bathtub (first level); Master bathroom with double sink and shower (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Laminate counters; High ceilings; Vaulted ceilings; Ceiling fans; Cable TV; Insulated windows with aluminum frames; Insulated doors; Electric oven connection; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room (first level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (18.0% below list).
• Recommended offer: $213k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 at typical pace (median 16d 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 35y 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 $110k; list at $260k implies a 135% 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 $213,062 (18.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $262,269
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10002 E 117th Pl S	0.00mi	3/2.0	1,629 (0%)	0mo	$263,000	$161	100
11725 S 101st EastAvenue	0.07mi	4/2.0 (+1)	1,703 (+4%)	4mo	$270,000	$159	81
11721 S 104th EastAvenue	0.26mi	3/2.0	1,528 (-6%)	3mo	$269,000	$176	75
10726 E 115th Pl S	0.50mi	3/2.0	1,622 (-0%)	2mo	$268,000	$165	75
9931 E 114th St S	0.42mi	3/2.0	1,694 (+4%)	1mo	$247,500	$146	73
10309 E 115th Pl	0.34mi	3/2.0	1,532 (-6%)	2mo	$250,000	$163	72
10221 E 114th Pl S	0.40mi	3/2.0	1,757 (+8%)	0mo	$303,500	$173	68
10218 E 114th Pl S	0.37mi	3/2.0	1,769 (+9%)	1mo	$305,000	$172	68
11301 S 107th EastAvenue	0.65mi	3/2.0	1,630 (+0%)	5mo	$250,500	$154	65
10311 E 116th St	0.31mi	3/2.0	1,836 (+13%)	4mo	$282,000	$154	61
11511 S 108th EastPlace	0.60mi	3/2.0	1,800 (+10%)	2mo	$269,000	$149	53
11310 S 106th EastAvenue	0.56mi	3/2.0	1,398 (-14%)	4mo	$220,000	$157	47

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-42,338
• Equity at exit: $38,752

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-35,154
• Equity at exit: $22,471

Cash invested: $72,772 (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 →

ZIP-level market 74008

• Rents YoY: 3.3%
• Active inventory: 795
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$226 /mo · $2,718/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-15

Break-even live

Break-even rent $2,149

Max offer price $257,330

Occupancy floor 96%

Sensitivity live

Price	-10% $133	-5% $59	+0% $-15	+5% $-88	+10% $-162
Rent	-10% $-183	-5% $-99	+0% $-15	+5% $70	+10% $154
Rate	-1.0pp $116	-0.5pp $52	base $-15	+0.5pp $-82	+1.0pp $-150

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11612 S 100th East Ave Bixby, OK	3.0	2.0	1950	$2,095	$1.07	25d	1	0.10mi
11222 S 107th East Ave Bixby, OK	3.0	2.5	1443	$1,995	$1.38	16d	1	0.67mi
8336 E 120th Pl S Bixby, OK	3.0	2.0	1301	$1,464	$1.13	12d	2	1.02mi
8554 E 127th St S Bixby, OK	4.0	2.0	1515	$1,795	$1.18	4d	1	1.26mi

Listing history 15 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   listed $259,900 Active
3. 2018-07-25
   soldstatus $110,397 Closed 217-char remark

   Show marketing remark (217 chars)

   PARTIAL BRICK EXTERIOR, FENCE, FIREPLACE, Offered as is with all faults, buyer responsible for costs/replacement of missing meters, SOLD AS IS, CASE NUMBER 405-928151 EXCLUSIVE AGENCY, ELIGIBLE FOR 100.00 DOWN PROGRAM

4. 2018-06-20
   status Pending 217-char remark

   Show marketing remark (217 chars)

   PARTIAL BRICK EXTERIOR, FENCE, FIREPLACE, Offered as is with all faults, buyer responsible for costs/replacement of missing meters, SOLD AS IS, CASE NUMBER 405-928151 EXCLUSIVE AGENCY, ELIGIBLE FOR 100.00 DOWN PROGRAM

5. 2018-06-10
   listed $116,000 Active 217-char remark

   Show marketing remark (217 chars)

   PARTIAL BRICK EXTERIOR, FENCE, FIREPLACE, Offered as is with all faults, buyer responsible for costs/replacement of missing meters, SOLD AS IS, CASE NUMBER 405-928151 EXCLUSIVE AGENCY, ELIGIBLE FOR 100.00 DOWN PROGRAM

6. 2010-12-03
   soldstatus $136,000
7. 2004-08-31
   soldstatus $106,500
8. 2004-08-26
   soldstatus $106,500 122-char remark

   Show marketing remark (122 chars)

   Dishwasher and oven newer, carpet new in 2002. Landscaped and treed yard. Quiet street, gas logs, lg master w/ 2 walk ins.

9. 2004-07-26
   historical 122-char remark

   Show marketing remark (122 chars)

   Dishwasher and oven newer, carpet new in 2002. Landscaped and treed yard. Quiet street, gas logs, lg master w/ 2 walk ins.

10. 2004-07-07
    listed $109,900 122-char remark

    Show marketing remark (122 chars)

    Dishwasher and oven newer, carpet new in 2002. Landscaped and treed yard. Quiet street, gas logs, lg master w/ 2 walk ins.

11. 1994-08-03
    soldstatus $75,500
12. 1994-06-14
    listed $77,500
13. 1991-06-10
    soldstatus $65,500
14. 1991-03-06
    listed $72,900
15. 1988-01-01
    soldstatus $72,000

ⓘ 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: $2,718 · $226/mo
• Projected year-2 tax: $2,718 · $226/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $25,567
• − Mortgage interest: −$14,558
• − Property taxes: −$2,718
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$7,561
• Taxable loss: −$4,660
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $944/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

+261.0% since first listed

15 events — show timeline

• 2026-05-14 Pending — MLS Technology, Inc.
• 2026-05-07 Listed $259,900 MLS Technology, Inc.
• 2018-07-25 Sold (MLS) $110,397 MLS Technology, Inc.
• 2018-06-20 Pending — MLS Technology, Inc.
• 2018-06-10 Listed $116,000 MLS Technology, Inc.
• 2010-12-03 Sold (Public Records) $136,000 Public Records
• 2004-08-31 Sold (Public Records) $106,500 Public Records
• 2004-08-26 Sold (MLS) $106,500 MLS Technology, Inc.
• 2004-07-26 Listing Removed — MLS Technology, Inc.
• 2004-07-07 Listed $109,900 MLS Technology, Inc.
• 1994-08-03 Sold (Public Records) $75,500 Public Records
• 1994-06-14 Listed $77,500 MLS Technology, Inc.
• 1991-06-10 Sold (Public Records) $65,500 Public Records
• 1991-03-06 Listed $72,900 MLS Technology, Inc.
• 1988-01-01 Sold (Public Records) $72,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,718 · +6.9% YoY. Source: county tax records.