3634 E 143rd Pl S · Bixby, OK 74008

$280,000

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 109 Days on market

Built 2020 8,125 sqft lot Est $302k · 7% under $50/mo HOA · 2% of rent

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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 +12.8/30.0
• ARV discount +10.8/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• 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

Listing remarks MLS

Entered for Statistical Purposes

Key facts

• Highway access
• Huge back yard
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• HUGE BACK YARD
• HIGHWAY ACCESS

Property features AI

Finance

• HOA & community: Community association with annual fee of $600; Community amenities include a park and pool; Community features include gutters and sidewalks

Exterior

• Parking: Attached garage with 3 spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Faces east; Single wide body type; Slab foundation
• Construction: Brick and block construction; Year built per public records
• Exterior features: Concrete driveway; Rain gutters; Covered patio; Full fencing

Interior

• Kitchen: Built-in oven; Oven; Range / Stove; Microwave; Dishwasher; Pantry
• Bedrooms: Master bedroom with walk-in closet (first level); Bedroom with walk-in closet (first level); Bedroom with walk-in closet (first level)
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; High ceilings; Cable TV; Gas range and gas oven connections; Smoke detector(s)
• Laundry & utility: Washer hookup; Utility room (inside, first level); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-27 ($-324/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (14.5% below list).
• Recommended offer: $239k (14.5% 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.
• 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $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

• It's been on market 109 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $221k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,413 (14.5% 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 109 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $302,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3634 E 143rd Pl S	0.00mi	3/2.0	1,716 (0%)	0mo	$280,000	$163	100
14321 S Harvard Pl	0.21mi	3/2.0	1,712 (-0%)	1mo	$301,900	$176	89
3636 E 143rd Ct S	0.06mi	3/2.0	1,632 (-5%)	4mo	$265,000	$162	86
3583 E 144th Pl S	0.17mi	3/2.0	1,794 (+4%)	1mo	$300,000	$167	84
14324 S Harvard Pl	0.24mi	3/2.0	1,693 (-1%)	6mo	$300,000	$177	82
3648 E 144th St S	0.13mi	4/2.0 (+1)	1,780 (+4%)	2mo	$330,000	$185	81
3728 E 143rd Pl S	0.04mi	3/2.0	1,594 (-7%)	6mo	$280,000	$176	81
3838 E 144th St S	0.11mi	3/2.0	1,933 (+13%)	1mo	$305,000	$158	73
14482 S Vandalia Ave	0.73mi	3/2.0	1,859 (+8%)	3mo	$310,500	$167	50
14390 S Vandalia Ave	0.71mi	3/2.0	1,916 (+12%)	2mo	$332,000	$173	46
14510 S Vandalia Ave	0.74mi	3/2.0	1,919 (+12%)	1mo	$343,750	$179	45
2126 E 138th St S	0.58mi	4/2.0 (+1)	1,970 (+15%)	3mo	$406,900	$207	41

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-46,243
• Equity at exit: $41,749

10-year hold

• IRR: -7.8%
• Equity multiple: 0.50×
• Total profit: $-38,980
• Equity at exit: $24,209

Cash invested: $78,400 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,394 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$283 /mo · $3,400/yr
• Insurance: −$117
• HOA: −$50
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-27

Break-even live

Break-even rent $2,428

Max offer price $275,232

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $52	+0% $-27	+5% $-106	+10% $-185
Rent	-10% $-216	-5% $-122	+0% $-27	+5% $68	+10% $162
Rate	-1.0pp $114	-0.5pp $44	base $-27	+0.5pp $-100	+1.0pp $-173

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14734 S Urbana Ave Bixby, OK	4.0	2.0	2020	$2,500	$1.24	5d	1	0.88mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$3,000	$1.40	25d	1	0.89mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$2,500	$1.17	17d	1	0.89mi
2052 E 133rd Ct Bixby, OK	3.0	2.0	2158	$2,300	$1.07	25d	1	0.89mi
1928 E 133rd Ct Bixby, OK	4.0	2.0	2151	$2,200	$1.02	5d	1	1.03mi
13312 S 19th Pl Bixby, OK	4.0	2.0	1812	$2,200	$1.21	25d	1	1.11mi
2025 E 132nd St S Unit NA Bixby, OK	4.0	2.0	2143	$2,400	$1.12	5d	1	1.17mi
13245 S 19th St Bixby, OK	4.0	2.0	2024	$2,300	$1.14	5d	1	1.19mi
5839 E 148th Pl S Bixby, OK	3.0	2.0	1256	$1,850	$1.47	3d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 7 events

1. 2026-05-07
   status Pending
2. 2026-05-07
   status Active
3. 2026-04-14
   status Pending
4. 2026-03-13
   price $280,000
5. 2025-12-26
   listed $285,000 Active
6. 2021-07-21
   soldstatus $220,849 32-char remark

   Show marketing remark (32 chars)

   Entered for Statistical Purposes

7. 2021-07-21
   listed $220,849 32-char remark

   Show marketing remark (32 chars)

   Entered for Statistical Purposes

ⓘ 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: $3,400 · $283/mo
• Projected year-2 tax: $3,400 · $283/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 6/10 Major
• 🌡 Heat 6/10 Major 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: $28,730
• − Mortgage interest: −$15,684
• − Property taxes: −$3,400
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − HOA: −$600
• − Depreciation: −$8,145
• Taxable loss: −$5,097
• Est. tax savings @ 24.0%: +$1,223
• After-tax cash flow: $899/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

+26.8% since first listed

7 events — show timeline

• 2026-05-07 Pending — MLS Technology, Inc.
• 2026-05-07 Relisted — MLS Technology, Inc.
• 2026-04-14 Pending — MLS Technology, Inc.
• 2026-03-13 Price Changed $280,000 MLS Technology, Inc.
• 2025-12-26 Listed $285,000 MLS Technology, Inc.
• 2021-07-21 Listed $220,849 MLS Technology, Inc.
• 2021-07-21 Sold (MLS) $220,849 MLS Technology, Inc.

Property tax history

+104.1%/yr

Latest (2025): $3,400 · +5.0% YoY. Source: county tax records.