205 Fox Run Cir · Jenks, OK 74037

$225,000

3 bd · 2.0 ba · 1,643 sqft · SingleFamily public records · 9 Days on market

Built 1980 10,453 sqft lot Est $273k · 18% under

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bed 2 bath home in Jenks. Newer windows, roof, flooring, HVAC, appliances, extra insulation in attic and guttering. This home wont last long.

Key facts

• Covered front porch
• Large backyard
• Flexible office

Tags

• COVERED FRONT PORCH
• LARGE BACKYARD
• FLEXIBLE OFFICE
• GENEROUS LIVING SPACES

Property features AI

Finance

• HOA & community: Community gutter(s)

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Built using stone and wood frame; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Concrete driveway; Rain gutters; Covered patio and porch

Interior

• Kitchen: Refrigerator; Range/Oven; Microwave; Dishwasher; Disposal
• Bedrooms: Master bedroom with private bath (first floor); Additional bedrooms (first floor)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Master full bath with shower (first floor); Full hall bath (first floor); Total of 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High-speed internet; Wired for data; Ceiling fan(s); Laminate countertops; Insulated doors; Vinyl insulated windows; Programmable thermostat; Electric oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room (first floor); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (1.5% below list).
• Recommended offer: $222k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.5% in Jenks — 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 71/100 on livability (#33 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Jenks (suburban): math 34% / reading 35% proficiency, ranked #27 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 258 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; 36% 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 $221,723 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.99% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $272,738
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 W 114th Ct S	0.09mi	3/2.0	1,724 (+5%)	1mo	$280,000	$162	87
74 Fox Run Cir	0.13mi	3/2.0	1,597 (-3%)	10mo	$238,000	$149	81
11701 S Forest Ct	0.29mi	3/2.0	1,762 (+7%)	0mo	$300,000	$170	74
11702 S Gum Ave	0.39mi	3/2.0	1,731 (+5%)	1mo	$270,000	$156	72
11722 S Gum Ave	0.48mi	3/2.0	1,652 (+0%)	7mo	$249,900	$151	71
11106 S 1st St	0.40mi	3/2.0	1,481 (-10%)	1mo	$265,000	$179	64
712 W 119th St S	0.50mi	3/2.0	1,474 (-10%)	5mo	$250,000	$170	56
12021 S Forest Pl	0.63mi	3/2.0	1,472 (-10%)	3mo	$265,000	$180	51
626 W 120th St	0.57mi	3/2.0	1,438 (-12%)	4mo	$255,000	$177	49
11508 S Locust Ave	0.66mi	3/2.0	1,750 (+6%)	11mo	$290,000	$166	49
11407 S Locust Ave	0.64mi	3/2.0	1,882 (+14%)	3mo	$302,000	$160	44
1018 W 120th Ct S	0.74mi	4/2.0 (+1)	1,851 (+13%)	3mo	$305,000	$165	37

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-18,458
• Equity at exit: $33,548

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $8,331
• Equity at exit: $19,454

Cash invested: $63,000 (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 74037

• Home prices YoY: -23.3%
• Rents YoY: 3.2%
• Active inventory: 258
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,217 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $276

Break-even live

Break-even rent $1,868

Max offer price $225,000

Occupancy floor 83%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 W 118th St S Jenks, OK	3.0	3.0	1950	$2,299	$1.18	1d	1	0.43mi
11906 S Juniper Ct Jenks, OK	3.0	2.0	1799	$2,200	$1.22	1d	1	0.73mi
1224 W 112th Dr S Jenks, OK	3.0	3.0	1818	$1,950	$1.07	15d	1	0.74mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $225,000 Pending 9 DOM
2. 2026-06-05
   pricedays on market $225,000 Active 7 DOM
3. 2026-06-03
   days on market $240,000 Active 6 DOM
4. 2026-06-02
   days on market $240,000 Active 5 DOM
5. 2026-06-01
   days on market $240,000 Active 4 DOM
6. 2026-05-31
   days on market $240,000 Active 3 DOM
7. 2026-05-28
   listed $240,000 Active
8. 2020-02-13
   soldstatus $165,000
9. 2020-02-12
   soldstatus $165,000 Closed 149-char remark

   Show marketing remark (149 chars)

   Great 3 bed 2 bath home in Jenks. Newer windows, roof, flooring, HVAC, appliances, extra insulation in attic and guttering. This home wont last long.

10. 2020-01-06
    status Pending 149-char remark

    Show marketing remark (149 chars)

    Great 3 bed 2 bath home in Jenks. Newer windows, roof, flooring, HVAC, appliances, extra insulation in attic and guttering. This home wont last long.

11. 2020-01-02
    price $165,000 149-char remark

    Show marketing remark (149 chars)

    Great 3 bed 2 bath home in Jenks. Newer windows, roof, flooring, HVAC, appliances, extra insulation in attic and guttering. This home wont last long.

12. 2019-12-02
    price $163,000 149-char remark

    Show marketing remark (149 chars)

    Great 3 bed 2 bath home in Jenks. Newer windows, roof, flooring, HVAC, appliances, extra insulation in attic and guttering. This home wont last long.

13. 2019-11-14
    listed $167,500 Active 149-char remark

    Show marketing remark (149 chars)

    Great 3 bed 2 bath home in Jenks. Newer windows, roof, flooring, HVAC, appliances, extra insulation in attic and guttering. This home wont last long.

ⓘ 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: $2,425 · $202/mo
• Projected year-2 tax: $2,425 · $202/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 ≥111°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: $26,607
• − Mortgage interest: −$12,603
• − Property taxes: −$2,425
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$6,545
• Taxable loss: −$349
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $3,394/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: Jenks
• NCES district ID: 4015720
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $66,291
• Composite: 31.5/100
• National rank: #5973
• State rank: #27 of 270 in OK

Livability — Jenks

• Score: 71/100
• State rank: #33
• US rank: #7270

Category grades

Amenities F Commute F Cost of living B+ 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: Jenks, OK
• County: Tulsa County · 640,811 people
• City population: 24,547
• Metro: Tulsa, OK
• Population (ZIP): 24,547
• Household income: $103,942
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 233.0

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 0.58)
• Race & ethnicity: White 64% Two or more races 14% Asian 11% Hispanic / Latino 8% Native American 6% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 10% · Philippines, Canada, China
• Languages at home: 86% English-only · Other Asian/Pacific 6% Spanish 4% Russian/Polish/Slavic 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: ▼ -62.99%
• Current HPI: 207.6174
• Rent YoY: ▲ 3.20%
• 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

+43.3% since first listed

7 events — show timeline

• 2026-05-28 Listed $240,000 MLS Technology, Inc.
• 2020-02-13 Sold (Public Records) $165,000 Public Records
• 2020-02-12 Sold (MLS) $165,000 MLS Technology, Inc.
• 2020-01-06 Pending — MLS Technology, Inc.
• 2020-01-02 Price Changed $165,000 MLS Technology, Inc.
• 2019-12-02 Price Changed $163,000 MLS Technology, Inc.
• 2019-11-14 Listed $167,500 MLS Technology, Inc.

Property tax history

+4.1%/yr

Latest (2025): $2,425 · +2.2% YoY. Source: county tax records.