14355 S Toledo Ave · Bixby, OK 74008

$320,000

4 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 21 Days on market

Built 2006 7,475 sqft lot Est $310k · at est. $38/mo HOA · 1% 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 +11.8/30.0
• ARV discount +6.0/15.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 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

4 BED, OR 3 W/ OFFICE OR FORMAL DINING, & 2.5 CAR GARAGE. BEAUTIFUL KITCHEN W/ ISLAND, UPGRADED 'ALDER' CABINETRY, STAINLESS APPL. VAULTED CEILINGS, OPEN FLOOR PLAN, GREAT MASTER SUITE W/ WHIRLPOOL, SHOWER, & LGE WALK-IN. SPRINKLER SYSTEM.

Key facts

• Covered front porch
• 7,475 sq ft lot
• 2 garage spots

Tags

• OPEN-CONCEPT LIVING AREA
• LARGE MASTER WITH ON-SUITE
• WHIRLPOOL AND SEPARATE SHOWER
• COVERED FRONT PORCH

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with annual fee; Association fee $450 annually; Community amenities include a park and pool

Exterior

• Parking: Attached garage (2-car)
• Security: Security system owned; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; High-speed internet available
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Built by builder (year source: Builder); Brick, HardiPlank-type siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Covered patio and porch; Privacy fencing

Interior

• Kitchen: Eat-in kitchen with island; Dishwasher; Microwave; Oven; Range; Disposal
• Bedrooms: Master bedroom with private bath and walk-in closet (First floor); Bedroom with walk-in closet (First floor); Bedroom with walk-in closet (First floor); Bedroom (No bath) (First floor)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with separate shower and whirlpool (First floor); Hall full bath (First floor)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Attic; High ceilings; High-speed internet available; Laminate counters; Gas range/oven connection
• Laundry & utility: Utility room (First floor); Washer hookup; Electric dryer hookup; Gas dryer hookup; Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (18.2% below list).
• Recommended offer: $262k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% 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); 789 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 21 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $175k; list at $320k implies a 83% gain — meaningful room to come down on a strong offer.

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 $261,687 (18.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $309,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14390 S Vandalia Ave	0.14mi	3/2.0 (-1)	1,916 (+1%)	1mo	$332,000	$173	86
14510 S Vandalia Ave	0.19mi	3/2.0 (-1)	1,919 (+1%)	1mo	$343,750	$179	84
14482 S Vandalia Ave	0.17mi	3/2.0 (-1)	1,859 (-2%)	3mo	$310,500	$167	81
14220 S Vandalia Ave	0.21mi	4/2.0	2,024 (+6%)	3mo	$328,000	$162	77
3838 E 144th St S	0.47mi	3/2.0 (-1)	1,933 (+2%)	1mo	$305,000	$158	69
14625 S Toledo Pl	0.29mi	3/2.0 (-1)	1,731 (-9%)	5mo	$280,000	$162	63
3648 E 144th St S	0.59mi	4/2.0	1,780 (-6%)	2mo	$330,000	$185	60
14129 S Vandalia Ave	0.28mi	3/2.0 (-1)	2,106 (+11%)	4mo	$290,000	$138	60
3583 E 144th Pl S	0.64mi	3/2.0 (-1)	1,794 (-6%)	1mo	$300,000	$167	56
3634 E 143rd Pl S	0.57mi	3/2.0 (-1)	1,716 (-10%)	0mo	$280,000	$163	52
3409 E 142nd St S	0.75mi	3/2.0 (-1)	1,926 (+1%)	8mo	$305,000	$158	51
3636 E 143rd Ct S	0.60mi	3/2.0 (-1)	1,632 (-14%)	4mo	$265,000	$162	40

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-56,447
• Equity at exit: $47,713

10-year hold

• IRR: -9.4%
• Equity multiple: 0.41×
• Total profit: $-52,502
• Equity at exit: $27,668

Cash invested: $89,600 (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: 789
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$304 /mo · $3,650/yr
• Insurance: −$133
• HOA: −$38
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-86

Break-even live

Break-even rent $2,726

Max offer price $304,757

Occupancy floor 98%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$3,000	$1.40	24d	1	0.38mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$2,500	$1.17	16d	1	0.38mi
14734 S Urbana Ave Bixby, OK	4.0	2.0	2020	$2,500	$1.24	3d	1	0.39mi
5839 E 148th Pl S Bixby, OK	3.0	2.0	1256	$1,850	$1.47	2d	1	0.89mi
6316 E 146th St S Bixby, OK	4.0	2.0	1785	$2,100	$1.18	24d	1	1.10mi
2052 E 133rd Ct Bixby, OK	3.0	2.0	2158	$2,300	$1.07	24d	1	1.39mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $320,000 Active 21 DOM
2. 2026-06-17
   days on market $320,000 Active 20 DOM
3. 2026-06-16
   days on market $320,000 Active 19 DOM
4. 2026-06-15
   days on market $320,000 Active 18 DOM
5. 2026-06-13
   days on market $320,000 Active 16 DOM
6. 2026-06-13
   days on market $320,000 Active 15 DOM
7. 2026-06-10
   days on market $320,000 Active 13 DOM
8. 2026-06-09
   days on market $320,000 Active 12 DOM
9. 2026-06-08
   days on market $320,000 Active 11 DOM
10. 2026-06-07
    days on market $320,000 Active 10 DOM
11. 2026-06-03
    days on market $320,000 Active 6 DOM
12. 2026-06-02
    days on market $320,000 Active 5 DOM
13. 2026-06-01
    days on market $320,000 Active 4 DOM
14. 2026-05-31
    days on market $320,000 Active 3 DOM
15. 2026-05-28
    listed $320,000 Active
16. 2006-09-08
    soldstatus $175,000 249-char remark

    Show marketing remark (249 chars)

    4 BED, OR 3 W/ OFFICE OR FORMAL DINING, & 2.5 CAR GARAGE. BEAUTIFUL KITCHEN W/ ISLAND, UPGRADED 'ALDER' CABINETRY, STAINLESS APPL. VAULTED CEILINGS, OPEN FLOOR PLAN, GREAT MASTER SUITE W/ WHIRLPOOL, SHOWER, & LGE WALK-IN. SPRINKLER SYSTEM.

17. 2006-08-28
    historical 249-char remark

    Show marketing remark (249 chars)

    4 BED, OR 3 W/ OFFICE OR FORMAL DINING, & 2.5 CAR GARAGE. BEAUTIFUL KITCHEN W/ ISLAND, UPGRADED 'ALDER' CABINETRY, STAINLESS APPL. VAULTED CEILINGS, OPEN FLOOR PLAN, GREAT MASTER SUITE W/ WHIRLPOOL, SHOWER, & LGE WALK-IN. SPRINKLER SYSTEM.

18. 2006-06-22
    listed $179,500 249-char remark

    Show marketing remark (249 chars)

    4 BED, OR 3 W/ OFFICE OR FORMAL DINING, & 2.5 CAR GARAGE. BEAUTIFUL KITCHEN W/ ISLAND, UPGRADED 'ALDER' CABINETRY, STAINLESS APPL. VAULTED CEILINGS, OPEN FLOOR PLAN, GREAT MASTER SUITE W/ WHIRLPOOL, SHOWER, & LGE WALK-IN. SPRINKLER SYSTEM.

19. 2006-03-17
    soldstatus $34,000

ⓘ 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: $3,650 · $304/mo
• Projected year-2 tax: $3,650 · $304/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 7/10 Severe 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $31,402
• − Mortgage interest: −$17,925
• − Property taxes: −$3,650
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − HOA: −$456
• − Depreciation: −$9,309
• Taxable loss: −$6,562
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $539/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

+841.2% since first listed

5 events — show timeline

• 2026-05-28 Listed $320,000 MLS Technology, Inc.
• 2006-09-08 Sold (MLS) $175,000 MLS Technology, Inc.
• 2006-08-28 Listing Removed — MLS Technology, Inc.
• 2006-06-22 Listed $179,500 MLS Technology, Inc.
• 2006-03-17 Sold (Public Records) $34,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,650 · +6.9% YoY. Source: county tax records.