16205 S 86th EastAvenue · Bixby, OK 74008

$255,000

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 5 Days on market

Built 2022 Good condition 6,600 sqft lot Est $260k · at est. $21/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 +12.0/30.0
• ARV discount +8.4/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW CONSTRUCTION!! Our newest plan. .. the Fenway! 3 bed 2 bath. This unique floorplan has a large living room, oversized breakfast nook. Won't last long. Under construction estimated completion March 2022. Bixby Schools.

Key facts

• Large living area
• Oversized kitchen
• Spacious floorpan

Tags

• PRIME BIXBY LOCATION
• SPACIOUS FLOORPAN
• OPEN-CONCEPT LAYOUT
• LARGE LIVING AREA
• OVERSIZED KITCHEN
• QUIET NEIGHBORHOOD FEEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-62 ($-748/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (15.3% below list).
• Recommended offer: $216k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

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 $215,875 (15.3% 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: 0.85% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $260,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8617 E 164th St S	0.37mi	3/2.0	1,446 (-1%)	1mo	$263,700	$182	80
8366 E 160th Pl S	0.24mi	3/2.0	1,390 (-5%)	2mo	$247,500	$178	79
8436 E 160th Pl	0.27mi	3/2.0	1,388 (-5%)	4mo	$225,000	$162	76
8619 E 164th Ct S	0.41mi	3/2.0	1,446 (-1%)	4mo	$263,919	$183	76
8325 E 163rd St S	0.13mi	4/2.0 (+1)	1,590 (+9%)	3mo	$272,000	$171	72
8653 E 160th St S	0.42mi	3/2.0	1,381 (-6%)	1mo	$237,500	$172	71
8613 E 164th St S	0.36mi	3/2.0	1,337 (-8%)	2mo	$249,730	$187	68
8734 E 160th Pl S	0.39mi	3/2.0	1,341 (-8%)	1mo	$235,000	$175	67
7540 E 158th St S	0.56mi	3/2.0	1,399 (-4%)	1mo	$257,000	$184	66
16113 S 88th East Ave	0.45mi	3/2.0	1,336 (-9%)	3mo	$235,000	$176	62
7518 E 156th Pl S	0.71mi	3/2.0	1,575 (+8%)	2mo	$284,900	$181	52
7507 E 156th Pl S	0.75mi	4/2.0 (+1)	1,614 (+10%)	4mo	$285,000	$177	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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-44,514
• Equity at exit: $38,021

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-40,667
• Equity at exit: $22,048

Cash invested: $71,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,159 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$303 /mo · $3,639/yr
• Insurance: −$106
• HOA: −$21
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-62

Break-even live

Break-even rent $2,238

Max offer price $243,988

Occupancy floor 98%

Sensitivity live

Price	-10% $82	-5% $10	+0% $-62	+5% $-135	+10% $-207
Rent	-10% $-233	-5% $-148	+0% $-62	+5% $23	+10% $108
Rate	-1.0pp $66	-0.5pp $3	base $-62	+0.5pp $-128	+1.0pp $-196

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7808 E 161st St S Bixby, OK	1.0–3.0	1.5–2.5	1357	$2,550	$1.88	3d	13	0.15mi
16021 S 83rd East Ave Bixby, OK	3.0	2.0	1517	$1,650	$1.09	3d	1	0.28mi
16423 S 86th East Ave Bixby, OK	3.0	2.0	1546	$1,750	$1.13	16d	1	0.38mi
7532 E 158th St S Bixby, OK	3.0	2.0	1486	$1,600	$1.08	3d	1	0.55mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 5 events

1. 2026-04-02
   status Pending
2. 2026-03-27
   listed $255,000 Active
3. 2022-04-26
   soldstatus $236,200 Closed 221-char remark

   Show marketing remark (221 chars)

   NEW CONSTRUCTION!! Our newest plan. .. the Fenway! 3 bed 2 bath. This unique floorplan has a large living room, oversized breakfast nook. Won't last long. Under construction estimated completion March 2022. Bixby Schools.

4. 2022-02-28
   historical 221-char remark

   Show marketing remark (221 chars)

   NEW CONSTRUCTION!! Our newest plan. .. the Fenway! 3 bed 2 bath. This unique floorplan has a large living room, oversized breakfast nook. Won't last long. Under construction estimated completion March 2022. Bixby Schools.

5. 2022-02-28
   listed $236,200 221-char remark

   Show marketing remark (221 chars)

   NEW CONSTRUCTION!! Our newest plan. .. the Fenway! 3 bed 2 bath. This unique floorplan has a large living room, oversized breakfast nook. Won't last long. Under construction estimated completion March 2022. Bixby Schools.

ⓘ 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: $3,639 · $303/mo
• Projected year-2 tax: $3,639 · $303/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,905
• − Mortgage interest: −$14,284
• − Property taxes: −$3,639
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − HOA: −$252
• − Depreciation: −$7,418
• Taxable loss: −$5,108
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $478/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 · 13 photos

Good 80/100 Cosmetic rehab

This single-family home in Bixby offers a good condition with modern amenities and a prime location. It is ready for a fresh coat of paint and some landscaping to enhance its curb appeal.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental trim landscaping — improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental trim landscaping — improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+8.0% since first listed

5 events — show timeline

• 2026-04-02 Pending — MLS Technology, Inc.
• 2026-03-27 Listed $255,000 MLS Technology, Inc.
• 2022-04-26 Sold (MLS) $236,200 MLS Technology, Inc.
• 2022-02-28 Listing Removed — MLS Technology, Inc.
• 2022-02-28 Listed $236,200 MLS Technology, Inc.

Property tax history

+684.3%/yr

Latest (2023): $3,639 · +684.3% YoY. Source: county tax records.