1617 S Rogers Ave · Bartlesville, OK 74003

$69,900

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 136 Days on market

Built 1946 6,241 sqft lot Est $116k · 40% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity-filled bungalow with flexible floor plan. This 4 bedroom, 1-bath home offers a generous layout, some original hardwood floors. Ideal for buyers looking to add value through updates and personalization. Property is being sold as-is.

Key facts

• 6,241 sq ft lot
• Built 1946
• Listed 135 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Built with wood siding and wood frame; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Patio; Chain link and privacy fencing; No other exterior features listed

Interior

• Kitchen: Kitchen (first level)
• Bedrooms: Master bedroom (first level); Three additional bedrooms (first level)
• Flooring: Hardwood
• Bathrooms: One full bathroom (hall bath, first level)
• Interior features: Aluminum window frames; Hardwood floors; Electric oven/range connection; No other interior features listed
• Laundry & utility: Utility room (first level); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 4.7% in Bartlesville — 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 64/100 on livability (#175 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, crime D+.
• Bartlesville (town): math 30% / reading 29% proficiency, ranked #59 of 270 in OK (top 22%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 137 active listings in the ZIP; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Washington County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.87% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.02%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $115,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1643 S Oak Ave	0.25mi	4/2.0	1,296 (+3%)	3mo	$137,500	$106	78
1600 S Elm Ave	0.16mi	3/1.0 (-1)	1,184 (-6%)	6mo	$84,000	$71	73
1522 Colorado Ave	0.25mi	3/1.0 (-1)	1,344 (+7%)	0mo	$140,000	$104	72
1562 S Hickory Ave	0.25mi	3/1.0 (-1)	1,145 (-9%)	3mo	$47,000	$41	66
1801 S Santa Fe Ave	0.38mi	3/2.0 (-1)	1,362 (+8%)	2mo	$160,000	$117	58
1404 SW Jennings Ave	0.67mi	3/1.0 (-1)	1,272 (+1%)	7mo	$113,500	$89	56
1326 S Armstrong Ave	0.68mi	3/1.0 (-1)	1,232 (-2%)	6mo	$104,166	$85	55
1621 S Maple	0.31mi	3/2.0 (-1)	1,352 (+7%)	12mo	$125,000	$92	54
1446 S Hickory Ave	0.41mi	3/1.0 (-1)	1,095 (-13%)	12mo	$104,000	$95	44
1701 S Dewey	0.71mi	3/2.0 (-1)	1,319 (+5%)	8mo	$80,000	$61	44
1945 S Santa Fe Ave	0.50mi	3/1.5 (-1)	1,131 (-10%)	12mo	$117,000	$103	43
1436 S Keeler Ave	0.69mi	3/1.0 (-1)	1,434 (+14%)	1mo	$132,000	$92	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.3%
• Equity multiple: 4.75×
• Total profit: $73,429
• Equity at exit: $62,971

10-year hold

• IRR: 44.0%
• Equity multiple: 10.63×
• Total profit: $188,477
• Equity at exit: $135,800

Cash invested: $19,572 (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 74003

• Home prices YoY: 5.0%
• Active inventory: 137
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $555

Break-even live

Break-even rent $605

Max offer price $69,900

Occupancy floor 53%

Sensitivity live

Price	-10% $594	-5% $575	+0% $555	+5% $535	+10% $515
Rent	-10% $452	-5% $503	+0% $555	+5% $607	+10% $658
Rate	-1.0pp $590	-0.5pp $573	base $555	+0.5pp $537	+1.0pp $518

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $69,900 Active 136 DOM
2. 2026-06-18
   days on market $69,900 Active 135 DOM
3. 2026-06-17
   days on market $69,900 Active 134 DOM
4. 2026-06-16
   days on market $69,900 Active 133 DOM
5. 2026-06-15
   days on market $69,900 Active 132 DOM
6. 2026-06-14
   days on market $69,900 Active 130 DOM
7. 2026-06-12
   days on market $69,900 Active 129 DOM
8. 2026-06-09
   days on market $69,900 Active 126 DOM
9. 2026-06-08
   days on market $69,900 Active 125 DOM
10. 2026-06-07
    days on market $69,900 Active 124 DOM
11. 2026-06-05
    days on market $69,900 Active 121 DOM
12. 2026-06-03
    days on market $69,900 Active 120 DOM
13. 2026-06-02
    days on market $69,900 Active 119 DOM
14. 2026-06-01
    days on market $69,900 Active 118 DOM
15. 2026-05-31
    days on market $69,900 Active 117 DOM
16. 2026-05-30
    days on market $69,900 Active 116 DOM
17. 2026-02-28
    price $69,900
18. 2026-02-03
    listed $74,500 Active
19. 2026-01-30
    historical
20. 2025-12-18
    listed $75,000 Active
21. 2020-11-15
    historical
22. 2020-10-17
    price $79,000
23. 2020-08-21
    listed $85,000 Active
24. 2019-10-28
    soldstatus $234,000
25. 2017-07-11
    soldstatus $22,500 Closed
26. 2017-05-22
    status Pending
27. 2017-05-12
    listed $25,000 Active
28. 2009-09-21
    soldstatus $20,000
29. 2009-07-30
    historical
30. 2009-05-22
    listed $24,000
31. 2006-06-27
    soldstatus $44,500
32. 2006-06-23
    soldstatus $44,500
33. 2006-05-17
    historical
34. 2006-04-06
    listed $46,500
35. 2001-05-30
    soldstatus $20,000

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $990 · $82/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,693
• − Mortgage interest: −$3,915
• − Property taxes: −$990
• − Insurance: −$350
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,033
• Taxable income: $5,893
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $5,245/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: Bartlesville
• NCES district ID: 4003630
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $48,889
• Composite: 25.69/100
• National rank: #7389
• State rank: #59 of 270 in OK

Livability — Bartlesville

• Score: 64/100
• State rank: #175
• US rank: #13940

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bartlesville, OK
• County: Washington County · 41,935 people
• City population: 41,935
• Metro: Bartlesville, OK
• Population (ZIP): 14,024
• Household income: $47,168
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 395.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 54,946 people
• By 2030: 56,249 · +2.4%
• By 2040: 58,867 · +7.1%
• By 2050: 61,600 · +12.1%
• By 2075: 69,355 · +26.2%
• By 2100: 73,067 · +33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 14% Hispanic / Latino 7% Native American 7% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+47.6) · D 25.0% · R 72.7% · Other 2.4%
• 2008→2024 swing: -3.1pp toward R · 2008: -44.6pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+48.0 2016: R+48.5 2012: R+47.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.78%
• Current HPI: 309.9534
• Rent YoY: —
• Metro: Bartlesville, 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

+249.5% since first listed

19 events — show timeline

• 2026-02-28 Price Changed $69,900 MLS Technology, Inc.
• 2026-02-03 Listed $74,500 MLS Technology, Inc.
• 2026-01-30 Listing Removed — MLS Technology, Inc.
• 2025-12-18 Listed $75,000 MLS Technology, Inc.
• 2020-11-15 Listing Removed — MLSOK
• 2020-10-17 Price Changed $79,000 MLSOK
• 2020-08-21 Listed $85,000 MLSOK
• 2019-10-28 Sold (Public Records) $234,000 Public Records
• 2017-07-11 Sold (MLS) $22,500 MLS Technology, Inc.
• 2017-05-22 Pending — MLS Technology, Inc.
• 2017-05-12 Listed $25,000 MLS Technology, Inc.
• 2009-09-21 Sold (MLS) $20,000 MLS Technology, Inc.
• 2009-07-30 Listing Removed — MLS Technology, Inc.
• 2009-05-22 Listed $24,000 MLS Technology, Inc.
• 2006-06-27 Sold (Public Records) $44,500 Public Records
• 2006-06-23 Sold (MLS) $44,500 MLS Technology, Inc.
• 2006-05-17 Listing Removed — MLS Technology, Inc.
• 2006-04-06 Listed $46,500 MLS Technology, Inc.
• 2001-05-30 Sold (Public Records) $20,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $990 · +1.9% YoY. Source: county tax records.