KINGSTON Plan · Tulsa, OK 74008

$364,900

4 bd · 2.0 ba · 2,107 sqft · SingleFamily · 48 Days on market

Good condition

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Kingbird in Watercrest Cottages offers a spacious and functional layout perfect for large families and those who enjoy entertaining. Located in Bixby, Oklahoma, this single-story home features 4 bedrooms, 2 bathrooms, 2,072 square feet of living space, it provides ample room for comfortable living. The exterior showcases a beautiful brick and rock elevation, offering impressive curb appeal. Inside, the open concept layout highlights modern features such as white 42" shaker-style cabinets, quartz countertops, and stainless-steel appliances, including a gas range. The kitchen overlooks the dining area and expansive living room, creating an ideal space for gatherings.

Key facts

• Large kitchen island
• Quartz countertops
• Open concept layout

Tags

• BRICK AND ROCK ELEVATION
• OPEN CONCEPT LAYOUT
• WHITE SHAKER-STYLE CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• LARGE KITCHEN ISLAND

🏗️ New construction. The $364,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $411,386.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-856 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (31.1% below list).
• Recommended offer: $252k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#13 in OK, #4,058 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $3k of loan paydown is wiped out by about $12k 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 48 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Recommended offer $251,517 (31.1% 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 48 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.61% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.92%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (median comp): $411,386
• List price: $364,900
• Delta: -11.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6044 E 127th St S	0.25mi	3/2.0 (-1)	2,045 (-3%)	2mo	$388,000	$190	76
12429 S Norwood Ave	0.13mi	4/3.0	1,925 (-9%)	4mo	$385,000	$200	72
6021 E 127 St S	0.27mi	3/2.5 (-1)	2,195 (+4%)	2mo	$393,900	$179	72
12722 S Maplewood Ave E	0.24mi	4/3.0	2,315 (+10%)	0mo	$585,000	$253	68
5917 E 126th Pl S	0.32mi	3/2.0 (-1)	1,857 (-12%)	0mo	$365,000	$197	60
5311 E 126th Pl S	0.65mi	3/2.0 (-1)	2,157 (+2%)	1mo	$479,000	$222	60
13155 S 68th EastAvenue	0.64mi	3/2.0 (-1)	2,156 (+2%)	3mo	$415,000	$192	59
6610 E 119th St S	0.67mi	4/2.0	2,258 (+7%)	2mo	$475,000	$210	55
5310 E 126th St S	0.64mi	3/2.5 (-1)	2,225 (+6%)	4mo	$445,000	$200	51
5403 E 126th St S	0.61mi	3/3.0 (-1)	2,255 (+7%)	1mo	$479,900	$213	50
5912 E 127th St S	0.36mi	3/3.0 (-1)	2,414 (+15%)	3mo	$535,908	$222	48
7207 E 131st Pl S	0.73mi	4/2.5	1,866 (-11%)	1mo	$334,000	$179	44

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: -31.7%
• Equity multiple: -0.04×
• Total profit: $-120,280
• Equity at exit: $61,339

10-year hold

• IRR: -34.2%
• Equity multiple: -0.49×
• Total profit: $-171,219
• Equity at exit: $35,569

Cash invested: $115,188 (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: 68 active · 34 under contract
• Months of supply: 13.2 mo (8%/mo absorbed)
• Median asking: $389,900 ($186/sqft)
• Median days on market: 95 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +4.9% 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: 12.1×

Monthly cashflow live

• Estimated rent: $2,515 high
• Mortgage (P&I): −$2,157
• Tax est. 1.5%: −$514 /mo · $6,171/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-856

Break-even live

Break-even rent $3,599

Max offer price $287,521

Occupancy floor —

Sensitivity live

Price	-10% $-572	-5% $-714	+0% $-856	+5% $-998	+10% $-1,140
Rent	-10% $-1,055	-5% $-955	+0% $-856	+5% $-757	+10% $-657
Rate	-1.0pp $-649	-0.5pp $-751	base $-856	+0.5pp $-963	+1.0pp $-1,071

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: $102,847
• Closing costs: $12,342
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6460 E 125th St S Bixby, OK	4.0	2.0	1853	$2,600	$1.40	9d	1	0.01mi
12420 S Oxford Ave Bixby, OK	4.0	3.0	1941	$2,500	$1.29	0d	1	0.17mi
6303 E 123rd St S Bixby, OK	4.0	2.0	1851	$2,315	$1.25	0d	1	0.27mi
6795 E 130th Pl S Bixby, OK	3.0	2.0	1454	$1,795	$1.23	9d	1	0.50mi
13135 S 72nd East Ave Bixby, OK	4.0	2.0	2095	$2,500	$1.19	9d	1	0.76mi
13126 S 72nd East Pl Bixby, OK	4.0	3.0	1929	$2,300	$1.19	99d	1	0.77mi
12537 S 75th East Ave Bixby, OK	4.0	2.0	2088	$2,750	$1.32	9d	1	0.78mi
13441 S 72nd Pl Bixby, OK	4.0	3.0	1926	$2,350	$1.22	9d	1	1.04mi
8336 E 120th Pl S Bixby, OK	3.0	2.0	1378	$1,494	$1.08	2d	2	1.32mi
8554 E 127th St S Bixby, OK	4.0	2.0	1515	$1,795	$1.18	99d	1	1.36mi

Listing history 14 events

1. 2026-06-18
   days on market $364,900 Active 48 DOM
2. 2026-06-17
   days on market $364,900 Active 47 DOM
3. 2026-06-16
   days on market $364,900 Active 46 DOM
4. 2026-06-15
   days on market $364,900 Active 45 DOM
5. 2026-06-13
   days on market $364,900 Active 43 DOM
6. 2026-06-13
   days on market $364,900 Active 42 DOM
7. 2026-06-10
   days on market $364,900 Active 40 DOM
8. 2026-06-09
   days on market $364,900 Active 39 DOM
9. 2026-06-08
   days on market $364,900 Active 38 DOM
10. 2026-06-07
    pricedays on market $364,900 Active 37 DOM
11. 2026-06-03
    days on market $339,900 Active 33 DOM
12. 2026-06-02
    days on market $339,900 Active 32 DOM
13. 2026-06-01
    days on market $339,900 Active 31 DOM
14. 2026-05-31
    days on market $339,900 Active 30 DOM

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

Taxation est. · year 1

• Rental income: $30,182
• − Mortgage interest: −$23,044
• − Property taxes: −$6,171
• − Insurance: −$2,057
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$11,968
• Taxable loss: −$17,886
• Est. tax savings @ 24.0%: +$4,293
• After-tax cash flow: $-5,979/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $10,535–$31,605 screening

This single-story home in Tulsa, Oklahoma, offers a spacious and functional layout with a modern kitchen and impressive curb appeal. It is in good condition with minimal repairs needed, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior brick and rock — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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 75/100

Livability — Tulsa

• Score: 75/100
• State rank: #13
• US rank: #4058

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulsa, OK
• County: Tulsa County · 723,846 people
• City population: 389,418
• 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

---

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