Berkshire Plan · Bixby, OK 74008

$349,210

4 bd · 3.0 ba · 2,183 sqft · SingleFamily · 220 Days on market

Excellent condition 3-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.4/30.0
• Condition / age +5.0/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Berkshire, a home that captures your heart from the moment you arrive. This bright and spacious floor plan is thoughtfully designed for modern living. At the front of the home, a versatile bedroom offers the perfect space for an in-law or guest suite. The flex room adapts to your needs, whether you envision a formal dining room, a home office, or a playroom. The open-concept kitchen features a large island, ideal for meal prep, casual dining, and gathering with loved ones. You've Been Asking - And It's Finally Here!

Key facts

• Versatile bedroom
• Private master suite
• Three-car garage

Tags

• VERSATILE BEDROOM
• FLEX ROOM
• OPEN-CONCEPT KITCHEN
• PRIVATE MASTER SUITE
• THREE-CAR GARAGE

🏗️ New construction. The $349,210 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $404,792.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $349k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-878 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (30.4% below list).
• Recommended offer: $243k (30.4% below list) — sets the bar for 1% rule.

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); 1085 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 220 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,976 (30.4% 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 220 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.29%
• DSCR: 0.59
• GRM: 13.9

CMA / ARV

• ARV (median comp): $404,792
• List price: $349,210
• Delta: -13.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3555 E 154th St S	0.10mi	4/2.0	2,087 (-4%)	4mo	$385,400	$185	80
15385 S 37th Ct S	0.02mi	4/2.0	2,031 (-7%)	4mo	$385,000	$190	80
15455 S 38th EastAvenue	0.09mi	4/2.0	2,314 (+6%)	5mo	$383,800	$166	78
3805 E 154th Pl S	0.07mi	3/3.0 (-1)	2,001 (-8%)	4mo	$400,000	$200	75
15485 S 36th EastAvenue	0.12mi	5/3.0 (+1)	2,034 (-7%)	4mo	$393,900	$194	75
3481 E 153rd St	0.17mi	4/3.0	2,350 (+8%)	6mo	$401,855	$171	74
15486 S 38th EastAvenue	0.11mi	5/3.0 (+1)	2,034 (-7%)	8mo	$379,900	$187	72
15605 S 35th EastAvenue	0.28mi	4/2.0	2,087 (-4%)	5mo	$379,900	$182	71
3424 E 156th St S	0.29mi	4/2.0	2,051 (-6%)	8mo	$374,900	$183	66
3456 E 154th St S	0.16mi	3/2.0 (-1)	1,865 (-15%)	1mo	$359,900	$193	58
3574 E 155th St S	0.17mi	3/2.0 (-1)	1,858 (-15%)	0mo	$375,000	$202	58
3421 E 153rd St S	0.20mi	3/2.0 (-1)	1,880 (-14%)	4mo	$353,317	$188	55

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: -32.5%
• Equity multiple: -0.06×
• Total profit: $-120,638
• Equity at exit: $60,356

10-year hold

• IRR: -36.3%
• Equity multiple: -0.53×
• Total profit: $-173,454
• Equity at exit: $34,999

Cash invested: $113,342 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 13 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $365,545 ($185/sqft)
• Median days on market: 393 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +0.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 74008

• Rents YoY: 3.3%
• Active inventory: 1085
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$2,123
• Tax est. 1.5%: −$506 /mo · $6,072/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-878

Break-even live

Break-even rent $3,541

Max offer price $277,756

Occupancy floor —

Sensitivity live

Price	-10% $-598	-5% $-738	+0% $-878	+5% $-1,018	+10% $-1,158
Rent	-10% $-1,070	-5% $-974	+0% $-878	+5% $-782	+10% $-686
Rate	-1.0pp $-674	-0.5pp $-775	base $-878	+0.5pp $-983	+1.0pp $-1,090

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: $101,198
• Closing costs: $12,144
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3462 E 153rd St S Bixby, OK	4.0	2.0	1815	$2,450	$1.35	61d	1	0.15mi
3442 E 153rd St S Bixby, OK	4.0	2.0	1915	$2,250	$1.17	4d	1	0.15mi
3441 E 153rd St S Bixby, OK	3.0	2.0	1705	$2,200	$1.29	63d	1	0.17mi
3401 E 153rd St S Bixby, OK	4.0	2.0	1815	$2,300	$1.27	4d	1	0.19mi
14837 S Toledo Pl Bixby, OK	3.0	3.0	1939	$2,200	$1.13	63d	1	0.80mi
14734 S Urbana Ave Bixby, OK	4.0	2.0	2020	$2,500	$1.24	98d	1	0.84mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$3,000	$1.40	119d	1	0.86mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$2,300	$1.07	76d	1	0.86mi
14727 S Urbana Ave Bixby, OK	3.0	2.0	2145	$2,500	$1.17	111d	1	0.86mi
14320 S New Haven Ave Bixby, OK	4.0	2.0	1757	$2,200	$1.25	80d	1	1.07mi
14310 S New Haven Ave Bixby, OK	4.0	3.0	1866	$2,000	$1.07	6d	1	1.09mi
5940 E 148th St S Bixby, OK	3.0	2.0	1537	$1,795	$1.17	7d	1	1.49mi
5960 E 148th St S Unit Na Bixby, OK	4.0	2.0	1915	$2,450	$1.28	9d	1	1.50mi

Property features AI

Finance

• Other: Listing status: ActiveListed price: 349,210Address: 15250 S 37th East Ave, Bixby, OK 74008

Exterior

• Parking: 3 parking spaces (including 3-car garage)
• Home design: Single-family plan homePlan inventory type
• Exterior features: Living area approximately 2,183

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: Berkshire

Listing history 47 events

1. 2026-07-30
   days on market $349,210 Active 220 DOM
2. 2026-07-30
   days on market $349,210 Active 219 DOM
3. 2026-07-28
   days on market $349,210 Active 218 DOM
4. 2026-07-26
   days on market $349,210 Active 216 DOM
5. 2026-07-24
   days on market $349,210 Active 214 DOM
6. 2026-07-23
   days on market $349,210 Active 213 DOM
7. 2026-07-22
   days on market $349,210 Active 212 DOM
8. 2026-07-21
   days on market $349,210 Active 211 DOM
9. 2026-07-20
   days on market $349,210 Active 210 DOM
10. 2026-07-18
    days on market $349,210 Active 208 DOM
11. 2026-07-18
    days on market $349,210 Active 207 DOM
12. 2026-07-16
    days on market $349,210 Active 206 DOM
13. 2026-07-15
    days on market $349,210 Active 205 DOM
14. 2026-07-14
    days on market $349,210 Active 204 DOM
15. 2026-07-13
    days on market $349,210 Active 203 DOM
16. 2026-07-13
    days on market $349,210 Active 202 DOM
17. 2026-07-11
    days on market $349,210 Active 201 DOM
18. 2026-07-10
    days on market $349,210 Active 200 DOM
19. 2026-07-09
    days on market $349,210 Active 199 DOM
20. 2026-07-07
    days on market $349,210 Active 197 DOM
21. 2026-07-06
    days on market $349,210 Active 196 DOM
22. 2026-07-05
    days on market $349,210 Active 195 DOM
23. 2026-07-03
    days on market $349,210 Active 193 DOM
24. 2026-07-02
    days on market $349,210 Active 192 DOM
25. 2026-07-01
    days on market $349,210 Active 191 DOM
26. 2026-06-30
    days on market $349,210 Active 190 DOM
27. 2026-06-29
    days on market $349,210 Active 189 DOM
28. 2026-06-28
    days on market $349,210 Active 188 DOM
29. 2026-06-27
    days on market $349,210 Active 187 DOM
30. 2026-06-27
    days on market $349,210 Active 186 DOM
31. 2026-06-25
    days on market $349,210 Active 184 DOM
32. 2026-06-22
    days on market $349,210 Active 182 DOM
33. 2026-06-21
    days on market $349,210 Active 181 DOM
34. 2026-06-18
    days on market $349,210 Active 178 DOM
35. 2026-06-17
    days on market $349,210 Active 177 DOM
36. 2026-06-16
    days on market $349,210 Active 176 DOM
37. 2026-06-15
    days on market $349,210 Active 175 DOM
38. 2026-06-13
    days on market $349,210 Active 173 DOM
39. 2026-06-13
    days on market $349,210 Active 172 DOM
40. 2026-06-10
    days on market $349,210 Active 170 DOM
41. 2026-06-09
    days on market $349,210 Active 169 DOM
42. 2026-06-08
    days on market $349,210 Active 168 DOM
43. 2026-06-07
    days on market $349,210 Active 167 DOM
44. 2026-06-03
    days on market $349,210 Active 163 DOM
45. 2026-06-02
    days on market $349,210 Active 162 DOM
46. 2026-06-01
    days on market $349,210 Active 161 DOM
47. 2026-05-31
    days on market $349,210 Active 160 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,157
• − Mortgage interest: −$22,675
• − Property taxes: −$6,072
• − Insurance: −$2,024
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$11,776
• Taxable loss: −$18,054
• Est. tax savings @ 24.0%: +$4,333
• After-tax cash flow: $-6,202/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.

Condition & rehab AI · 9 photos

Excellent 100/100 None rehab

This Berkshire plan home in Bixby, OK is in excellent condition with no visible repairs needed. It offers a spacious floor plan, modern kitchen, and well-maintained exterior. The property is move-in ready and would benefit from minor updates to increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Central Es F OK #213/845 Nat'l #24,950/41,679 Middle Central Intermediate School F OK #35/345 Nat'l #8,059/14,009 High Bixby Hs D- OK #13/447 Nat'l #6,809/17,239

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

B Composite livability gradescore 72/100

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 · 723,846 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: 10% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Other: Listing status: ActiveListed price: 349,210Address: 15250 S 37th East Ave, Bixby, OK 74008

Exterior

• Parking: 3 parking spaces (including 3-car garage)
• Home design: Single-family plan homePlan inventory type
• Exterior features: Living area approximately 2,183

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: Berkshire