12301 S 88th EastAvenue · Bixby, OK 74008

$325,000

4 bd · 2.0 ba · 2,895 sqft · SingleFamily public records · 36 Days on market

Built 1984 0.86 ac lot Est $385k · 16% 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 +14.5/15.0
• Cash flow +13.2/30.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great Investment Property opportunity on almost an acre. Selling As Is. Seller can make NO repairs. No FHA or VA loans. Cash, Conventional or Rehab loans only. Almost 2900 sq. ft. with 4 bedrooms, 3 full baths (3rd bath unfinished) 2 car garage. Roof 9 yrs. HVAC and duct work new in 2015. Most windows new in 2012. Large living spaces, game room, Mother-in-law quarters partially completed. Bixby Schools. Priced to sell!

Key facts

• 0.86 acre lot
• 2 garage spots
• Built 1984

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Brick, HardiPlank type, Masonite and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Rain gutters

Interior

• Kitchen: Oven; Range; Microwave; Dishwasher; Disposal; Granite countertops
• Bedrooms: Master bedroom with private bath and separate closets (first level); Additional bedroom with private bath (first level); Three more bedrooms (first level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Three full bathrooms; Hall bath with shower only (first level); Master bath (first level)
• Heating & cooling: Gas heating with multiple heating units; Two cooling units
• Interior features: Dry bar; Granite counters; Ceiling fans; Electric oven and range connections; Gas oven connection; Aluminum and vinyl insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-4 ($-44/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (19.7% below list).
• Recommended offer: $261k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: East Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 578 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 30% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 36 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; list at $325k implies a 120% 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 $260,973 (19.7% 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 36 days. Have you received any prior offers? Is the seller open to a 20% 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 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: 0.80% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $385,035
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12301 S 88th EastAvenue	0.00mi	4/3.0	2,895 (0%)	0mo	$325,000	$112	96
13155 S 92nd EastAvenue	0.41mi	4/3.0	2,875 (-1%)	7mo	$415,000	$144	70
11715 S 94th East Ave	0.66mi	4/2.5	2,861 (-1%)	7mo	$370,000	$129	59
11934 S 88th EastAvenue	0.30mi	4/3.5	3,266 (+13%)	12mo	$461,000	$141	49
11951 S 90th EastAvenue	0.36mi	4/3.5	3,214 (+11%)	13mo	$429,000	$133	48
11723 S 91st EastAvenue	0.58mi	3/2.5 (-1)	2,856 (-1%)	20mo	$350,000	$123	47
11715 S 93rd EastAvenue	0.63mi	4/3.5	3,125 (+8%)	6mo	$399,000	$128	46
11849 S 87th East Ave	0.32mi	5/3.0 (+1)	2,598 (-10%)	20mo	$385,000	$148	42
9183 E 118th Pl S	0.56mi	4/2.5	3,247 (+12%)	12mo	$420,000	$129	42
9925 E 124th St	0.66mi	3/2.5 (-1)	2,559 (-12%)	2mo	$406,200	$159	41
9025 E 117th St S	0.67mi	4/3.5	3,159 (+9%)	16mo	$517,000	$164	34

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-52,072
• Equity at exit: $48,459

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-42,231
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,610 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-4

Break-even live

Break-even rent $2,614

Max offer price $324,357

Occupancy floor 95%

Sensitivity live

Price	-10% $180	-5% $88	+0% $-4	+5% $-96	+10% $-188
Rent	-10% $-210	-5% $-107	+0% $-4	+5% $99	+10% $203
Rate	-1.0pp $160	-0.5pp $79	base $-4	+0.5pp $-88	+1.0pp $-174

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: $81,250
• Closing costs: $9,750
• 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	0.88mi
8950 E 133rd St S Bixby, OK	4.0	3.0	2207	$2,195	$0.99	21d	1	1.07mi
11285 S 73rd East Pl Bixby, OK	4.0	4.0	3450	$3,500	$1.01	3d	1	1.29mi
13126 S 72nd East Pl Bixby, OK	4.0	3.0	1929	$2,300	$1.19	5d	1	1.40mi

Listing history 15 events

1. 2026-05-13
   status Pending
2. 2026-05-09
   price $325,000
3. 2026-04-23
   price $349,000
4. 2026-04-07
   listed $365,000 Active
5. 2020-02-10
   soldstatus $148,000 Closed 424-char remark

   Show marketing remark (424 chars)

   A great Investment Property opportunity on almost an acre. Selling As Is. Seller can make NO repairs. No FHA or VA loans. Cash, Conventional or Rehab loans only. Almost 2900 sq. ft. with 4 bedrooms, 3 full baths (3rd bath unfinished) 2 car garage. Roof 9 yrs. HVAC and duct work new in 2015. Most windows new in 2012. Large living spaces, game room, Mother-in-law quarters partially completed. Bixby Schools. Priced to sell!

6. 2020-01-10
   status Pending 424-char remark

   Show marketing remark (424 chars)

   A great Investment Property opportunity on almost an acre. Selling As Is. Seller can make NO repairs. No FHA or VA loans. Cash, Conventional or Rehab loans only. Almost 2900 sq. ft. with 4 bedrooms, 3 full baths (3rd bath unfinished) 2 car garage. Roof 9 yrs. HVAC and duct work new in 2015. Most windows new in 2012. Large living spaces, game room, Mother-in-law quarters partially completed. Bixby Schools. Priced to sell!

7. 2020-01-10
   listed $150,000 Active 424-char remark

   Show marketing remark (424 chars)

   A great Investment Property opportunity on almost an acre. Selling As Is. Seller can make NO repairs. No FHA or VA loans. Cash, Conventional or Rehab loans only. Almost 2900 sq. ft. with 4 bedrooms, 3 full baths (3rd bath unfinished) 2 car garage. Roof 9 yrs. HVAC and duct work new in 2015. Most windows new in 2012. Large living spaces, game room, Mother-in-law quarters partially completed. Bixby Schools. Priced to sell!

8. 2011-03-09
   soldstatus $143,000
9. 2011-03-03
   soldstatus $143,000 221-char remark

   Show marketing remark (221 chars)

   Happy Holidays w/ a Huge $ Reduction! 4/3/3 on 1 ac m/l. New roof, carpet, heater, kit. counter and more. 3 living ares inc. gamerm w/ wet bar. Gorgeous deck w/ greenbelt view. Huge home for the $$! Seller/Assoc related.

10. 2011-01-25
    historical 221-char remark

    Show marketing remark (221 chars)

    Happy Holidays w/ a Huge $ Reduction! 4/3/3 on 1 ac m/l. New roof, carpet, heater, kit. counter and more. 3 living ares inc. gamerm w/ wet bar. Gorgeous deck w/ greenbelt view. Huge home for the $$! Seller/Assoc related.

11. 2010-10-08
    listed $139,500 221-char remark

    Show marketing remark (221 chars)

    Happy Holidays w/ a Huge $ Reduction! 4/3/3 on 1 ac m/l. New roof, carpet, heater, kit. counter and more. 3 living ares inc. gamerm w/ wet bar. Gorgeous deck w/ greenbelt view. Huge home for the $$! Seller/Assoc related.

12. 2010-10-06
    historical
13. 2010-04-06
    historical
14. 2010-04-05
    listed $159,900
15. 2009-10-05
    listed $172,500

ⓘ 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: $2,707 · $226/mo
• Projected year-2 tax: $2,925 · $244/mo
• Expected delta: +$218/yr (+$18/mo · 8.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $31,317
• − Mortgage interest: −$18,205
• − Property taxes: −$2,707
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$9,455
• Taxable loss: −$5,685
• Est. tax savings @ 24.0%: +$1,365
• After-tax cash flow: $1,321/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

+88.4% since first listed

15 events — show timeline

• 2026-05-13 Pending — MLS Technology, Inc.
• 2026-05-09 Price Changed $325,000 MLS Technology, Inc.
• 2026-04-23 Price Changed $349,000 MLS Technology, Inc.
• 2026-04-07 Listed $365,000 MLS Technology, Inc.
• 2020-02-10 Sold (MLS) $148,000 MLS Technology, Inc.
• 2020-01-10 Pending — MLS Technology, Inc.
• 2020-01-10 Listed $150,000 MLS Technology, Inc.
• 2011-03-09 Sold (Public Records) $143,000 Public Records
• 2011-03-03 Sold (MLS) $143,000 MLS Technology, Inc.
• 2011-01-25 Listing Removed — MLS Technology, Inc.
• 2010-10-08 Listed $139,500 MLS Technology, Inc.
• 2010-10-06 Listing Removed — MLS Technology, Inc.
• 2010-04-06 Listing Removed — MLS Technology, Inc.
• 2010-04-05 Listed $159,900 MLS Technology, Inc.
• 2009-10-05 Listed $172,500 MLS Technology, Inc.

Property tax history

+3.7%/yr

Latest (2025): $2,707 · +6.9% YoY. Source: county tax records.