RC Coleman Plan · Bixby, OK 74008

$234,000

3 bd · 2.0 ba · 1,143 sqft · SingleFamily · 416 Days on market

---

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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

Key facts

• Easy commute
• 2 garage spots
• Listed 415 days

Tags

• NEW SINGLE-FAMILY HOMES
• HISTORIC DOWNTOWN BIXBY
• EASY COMMUTE
• VIBRANT DOWNTOWN TULSA

Property features AI

Finance

• Other: Active listing (last modified 2026-05-21)
• Financial info: List price $234000

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: RC Coleman plan; New construction (Plan)
• Exterior features: 1143 living area

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

🏗️ New construction. The $234,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $226,314.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $234k).
• Recommended offer: $206k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: Central Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 646 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); 795 active listings in the ZIP; 2 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 $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

• It's been on market 416 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

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 $205,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 416 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $226,314
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8523 E 164th St S	0.24mi	3/2.0	1,143 (0%)	8mo	$239,875	$210	82
16421 S 87th EastAvenue	0.39mi	3/2.0	1,143 (0%)	5mo	$239,430	$209	78
8509 E 161st Pl S	0.12mi	3/2.0	1,169 (+2%)	22mo	$230,000	$197	72
8515 E 164th St S	0.24mi	3/2.0	1,243 (+9%)	7mo	$246,190	$198	68
32 W Rachel St	0.38mi	3/1.5	1,112 (-3%)	9mo	$165,000	$148	68
16405 S 87th EastAvenue	0.34mi	3/2.0	1,243 (+9%)	7mo	$247,000	$199	64
16414 S 87th EastAvenue	0.36mi	3/2.0	1,243 (+9%)	8mo	$247,000	$199	62
104 E Stadium Rd	0.46mi	3/1.0	1,008 (-12%)	15mo	$169,000	$168	43
500 S B Ave	0.45mi	2/1.0 (-1)	998 (-13%)	12mo	$185,000	$185	39

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-16,036
• Equity at exit: $33,744

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $15,025
• Equity at exit: $19,567

Cash invested: $63,368 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,373 medium
• Mortgage (P&I): −$1,187
• Tax est. 1.5%: −$283 /mo · $3,395/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $311

Break-even live

Break-even rent $1,980

Max offer price $226,314

Occupancy floor 82%

Sensitivity live

Price	-10% $467	-5% $389	+0% $311	+5% $232	+10% $154
Rent	-10% $123	-5% $217	+0% $311	+5% $404	+10% $498
Rate	-1.0pp $425	-0.5pp $368	base $311	+0.5pp $252	+1.0pp $192

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: $56,578
• Closing costs: $6,789
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7808 E 161st St S Bixby, OK	1.0–3.0	1.5–2.5	1357	$2,550	$1.88	3d	13	0.16mi
7532 E 158th St S Bixby, OK	3.0	2.0	1486	$1,600	$1.08	3d	1	0.58mi

Listing history 15 events

1. 2026-06-21
   days on market $234,000 Active 416 DOM
2. 2026-06-18
   days on market $234,000 Active 413 DOM
3. 2026-06-17
   days on market $234,000 Active 412 DOM
4. 2026-06-16
   days on market $234,000 Active 411 DOM
5. 2026-06-15
   days on market $234,000 Active 410 DOM
6. 2026-06-13
   days on market $234,000 Active 408 DOM
7. 2026-06-13
   days on market $234,000 Active 407 DOM
8. 2026-06-10
   days on market $234,000 Active 405 DOM
9. 2026-06-09
   days on market $234,000 Active 404 DOM
10. 2026-06-08
    days on market $234,000 Active 403 DOM
11. 2026-06-07
    days on market $234,000 Active 402 DOM
12. 2026-06-03
    days on market $234,000 Active 398 DOM
13. 2026-06-02
    days on market $234,000 Active 397 DOM
14. 2026-06-01
    days on market $234,000 Active 396 DOM
15. 2026-05-31
    days on market $234,000 Active 395 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 X (shaded) · 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 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,476
• − Mortgage interest: −$12,677
• − Property taxes: −$3,395
• − Insurance: −$1,132
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$6,584
• Taxable income: $133
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $3,696/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