8608 E 106th St · Bixby, OK 74133

$359,900

4 bd · 2.5 ba · 2,676 sqft · SingleFamily public records · 58 Days on market

Built 1981 9,600 sqft lot Est $388k · 7% under ↓ 3% since listing

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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 +10.8/15.0
• Cash flow +10.0/30.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

MASSIVE PRICE REDUCTION! RARE OPPORTUNITY to own this incredible Victorian home in the heart of South Tulsa. This home is located on a stunning GREENBELT! Featuring 4 bedrooms, 2-1/2 bathrooms, 2 car garage, dedicated office, formal dining, and an in-ground pool for summer fun! This home just had a fresh remodel done with all new paint, carpet, and refinished hardwoods. The kitchen features beautiful quartz countertops and a double oven! Entertain with ease as there are multiple access points to the pool and cabana area! Do not miss this opportunity! Call and schedule your tour today!

Key facts

• In-ground pool
• Quartz countertops
• Victorian home

Tags

• VICTORIAN HOME
• IN-GROUND POOL
• FRESH REMODEL
• QUARTZ COUNTERTOPS
• DOUBLE OVEN
• MULTIPLE ACCESS POINTS

Property features AI

Finance

• HOA & community: Community features include gutters and sidewalks

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Two-story home; Faces north; Slab foundation; Construction: Brick and wood frame; Asphalt/fiberglass roof
• Construction: Built according to public records; Brick and wood frame construction; Asphalt/fiberglass roof; Slab foundation
• Exterior features: Concrete driveway; Rain gutters; Covered patio and porch; Shed(s); Cabana; Full privacy fencing; Gunite in-ground pool

Interior

• Kitchen: Cooktop; Double oven; Dishwasher; Disposal; Microwave; Oven; Range
• Bedrooms: Multiple second-floor bedrooms, including a master bedroom with private bath and walk-in closet; At least one bedroom with walk-in closet
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom; Master bath on second floor; Hall bath on second floor
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; Wet bar; High-speed internet available; Quartz and stone counters; Cable TV; Wired for data; Ceiling fans; Programmable thermostat; Wood window frames; Gas starter fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room with sink (first floor)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (27.8% below list).
• Recommended offer: $260k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (+2.8%/yr); 267 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 42% of the median local income ($74k/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 $11k 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 58 days — a 3% lower offer ($349k) 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 $259,813 (27.8% 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 58 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $388,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8702 E 110th Ct	0.43mi	4/3.0	2,797 (+4%)	3mo	$315,000	$113	68
10702 S 89th EastAvenue	0.14mi	3/2.0 (-1)	2,372 (-11%)	5mo	$339,500	$143	63
10710 S 83rd East Ave	0.27mi	4/2.5	2,293 (-14%)	1mo	$300,000	$131	63
8614 E 110th Ct	0.43mi	4/3.0	3,007 (+12%)	0mo	$460,000	$153	57
9104 E 113th St S	0.75mi	3/2.5 (-1)	2,702 (+1%)	3mo	$329,000	$122	56
7721 E 101st Pl	0.74mi	4/3.0	2,608 (-2%)	9mo	$374,000	$143	52
10131 S 77th EastPlace	0.73mi	3/3.0 (-1)	2,591 (-3%)	2mo	$400,000	$154	52
10905 S 77th EastPlace	0.69mi	4/3.0	2,838 (+6%)	6mo	$380,000	$134	50
4401 S Yellow Pine Ave	0.73mi	3/3.0 (-1)	2,813 (+5%)	3mo	$514,000	$183	48
8420 E 100th St	0.65mi	3/2.5 (-1)	2,518 (-6%)	8mo	$365,000	$145	48
10107 S 78th EastAvenue S	0.73mi	3/2.5 (-1)	2,536 (-5%)	5mo	$392,000	$155	48
10913 S 77th EastPlace	0.72mi	3/2.5 (-1)	2,950 (+10%)	1mo	$509,500	$173	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 · 2.76% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-72,947
• Equity at exit: $53,662

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-84,367
• Equity at exit: $31,118

Cash invested: $100,772 (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 74133

• Rents YoY: 2.8%
• Active inventory: 267
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$234 /mo · $2,803/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-218

Break-even live

Break-even rent $2,875

Max offer price $321,323

Occupancy floor —

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8664 E 103rd St Tulsa, OK	4.0	3.5	3336	$3,900	$1.17	1d	1	0.40mi
9028 E 99th St Tulsa, OK	3.0	2.0	1924	$1,950	$1.01	1d	1	0.87mi
9643 S 89th East Ave Tulsa, OK	3.0	2.0	1868	$1,800	$0.96	1d	1	0.92mi
9504 E 99th Pl Tulsa, OK	4.0	3.0	2124	$2,350	$1.11	10d	1	0.96mi
11285 S 73rd East Pl Bixby, OK	4.0	4.0	3450	$3,500	$1.01	1d	1	1.00mi
11612 S 100th East Ave Bixby, OK	3.0	2.0	1950	$2,095	$1.07	23d	1	1.27mi
3712 S Orange Cir Broken Arrow, OK	4.0	3.0	2782	$3,500	$1.26	10d	1	1.46mi

Listing history 14 events

1. 2026-06-15
   statusdays on market $359,900 Pending 58 DOM
2. 2026-06-13
   days on market $359,900 Active 57 DOM
3. 2026-06-13
   days on market $359,900 Active 56 DOM
4. 2026-06-10
   days on market $359,900 Active 54 DOM
5. 2026-06-09
   days on market $359,900 Active 53 DOM
6. 2026-06-08
   days on market $359,900 Active 52 DOM
7. 2026-06-07
   remarks 591-char remark
8. 2026-06-07
   pricedays on market $359,900 Active 51 DOM
9. 2026-06-03
   days on market $369,900 Active 47 DOM
10. 2026-06-02
    days on market $369,900 Active 46 DOM
11. 2026-06-01
    days on market $369,900 Active 45 DOM
12. 2026-05-31
    days on market $369,900 Active 44 DOM
13. 2026-05-02
    price $369,900
14. 2026-04-17
    listed $380,000 Active

ⓘ 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: $2,803 · $234/mo
• Projected year-2 tax: $3,239 · $270/mo
• Expected delta: +$436/yr (+$36/mo · 15.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $31,178
• − Mortgage interest: −$20,160
• − Property taxes: −$2,803
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − Depreciation: −$10,470
• Taxable loss: −$9,043
• Est. tax savings @ 24.0%: +$2,170
• After-tax cash flow: $-450/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): 48,699
• Household income: $74,005
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1993.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 59% Two or more races 12% Hispanic / Latino 11% Black 11% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 7% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -134.04%
• Current HPI: 196.1677
• Rent YoY: ▲ 2.76%
• 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

-2.7% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $369,900 MLS Technology, Inc.
• 2026-04-17 Listed $380,000 MLS Technology, Inc.

Property tax history

+1.6%/yr

Latest (2025): $2,803 · +1.8% YoY. Source: county tax records.