1628 S Dewey Ave · Bartlesville, OK 74003

$95,000

3 bd · 1.5 ba · 1,647 sqft · SingleFamily public records · 57 Days on market

Built 1941 0.34 ac lot Est $175k · 46% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CHARMING & LOTS OF CHARACTER! ARCHED DOORWAYS, BEAUTIFUL WOOD FLOORS, SUNROOM, ROOF '01, NEW GAS STOVE '06,WATER HEATER'06. FRENCH DOORS & MORE!

Key facts

• 0.34 acre lot
• Garage
• Built 1941

Property features AI

Finance

• Financial info: Not assumable; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Electricity available; Natural gas available
• Home design: Single family residence; One-level home; Faces northwest; Residential property in the Rosedale addition; Homestead exempt
• Construction: Brick construction; Metal roof; Slab foundation
• Exterior features: Fire pit; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spray foam insulation; Fireplace (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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-, crime D+, amenities F.
• 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.
• Zoned schools: Richard Kane Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 514 students, 0% FRL); Bartlesville Hs (math 38% / reading 45%, grade F, #23 of 447 statewide, top 5%, 1,642 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.33% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $174,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1628 S Dewey Ave	0.00mi	2/2.0 (-1)	1,647 (0%)	0mo	$95,000	$58	93
1705 S Johnstone Ave	0.11mi	3/1.0	1,592 (-3%)	0mo	$198,000	$124	87
1502 S Johnstone Ave	0.21mi	3/3.0	1,840 (+12%)	1mo	$205,000	$111	64
1524 S Johnstone Ave	0.16mi	3/2.0	1,894 (+15%)	3mo	$208,300	$110	63
1436 S Keeler Ave	0.27mi	3/1.0	1,434 (-13%)	1mo	$132,000	$92	63
1325 S Dewey Ave	0.41mi	3/1.5	1,484 (-10%)	4mo	$43,000	$29	61
1633 S Maple Ave	0.45mi	3/1.5	1,816 (+10%)	2mo	$75,000	$41	60
1545 Pecan Pl	0.44mi	2/2.0 (-1)	1,767 (+7%)	2mo	$190,000	$108	58
1912 Crestview Dr	0.36mi	4/2.0 (+1)	1,798 (+9%)	4mo	$168,900	$94	58
2015 S Dewey Ave	0.42mi	4/2.0 (+1)	1,820 (+10%)	4mo	$75,000	$41	53
2008 S Dewey Ave	0.41mi	3/2.0	1,408 (-14%)	6mo	$149,000	$106	50
2081 Osage Ave	0.58mi	3/2.5	1,843 (+12%)	4mo	$204,000	$111	45

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: 35.4%
• Equity multiple: 3.74×
• Total profit: $72,972
• Equity at exit: $85,584

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $198,267
• Equity at exit: $184,564

Cash invested: $26,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $333

Break-even live

Break-even rent $846

Max offer price $95,000

Occupancy floor 69%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 S Johnstone Ave Bartlesville, OK	1.0–2.0	1.0–2.0	888	$1,521	$1.71	23d	1	0.77mi

Listing history 10 events

1. 2026-05-21
   price $95,000
2. 2026-05-06
   price $105,000
3. 2026-04-30
   status Active
4. 2026-04-25
   status Pending
5. 2026-04-06
   price $110,000
6. 2026-03-26
   listed $120,000 Active
7. 2007-01-30
   soldstatus $95,000
8. 2007-01-26
   soldstatus $94,700 156-char remark

   Show marketing remark (156 chars)

   CHARMING & LOTS OF CHARACTER! ARCHED DOORWAYS, BEAUTIFUL WOOD FLOORS, SUNROOM, ROOF '01, NEW GAS STOVE '06,WATER HEATER'06. FRENCH DOORS & MORE!

9. 2007-01-02
   historical 156-char remark

   Show marketing remark (156 chars)

   CHARMING & LOTS OF CHARACTER! ARCHED DOORWAYS, BEAUTIFUL WOOD FLOORS, SUNROOM, ROOF '01, NEW GAS STOVE '06,WATER HEATER'06. FRENCH DOORS & MORE!

10. 2006-10-22
    listed $91,000 156-char remark

    Show marketing remark (156 chars)

    CHARMING & LOTS OF CHARACTER! ARCHED DOORWAYS, BEAUTIFUL WOOD FLOORS, SUNROOM, ROOF '01, NEW GAS STOVE '06,WATER HEATER'06. FRENCH DOORS & MORE!

ⓘ 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: $1,565 · $130/mo
• Projected year-2 tax: $1,565 · $130/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°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: $15,207
• − Mortgage interest: −$5,321
• − Property taxes: −$1,565
• − Insurance: −$475
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,764
• Taxable income: $2,649
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,360/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

+4.4% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $95,000 MLSOK
• 2026-05-06 Price Changed $105,000 MLSOK
• 2026-04-30 Relisted — MLSOK
• 2026-04-25 Pending — MLSOK
• 2026-04-06 Price Changed $110,000 MLSOK
• 2026-03-26 Listed $120,000 MLSOK
• 2007-01-30 Sold (Public Records) $95,000 Public Records
• 2007-01-26 Sold (MLS) $94,700 MLS Technology, Inc.
• 2007-01-02 Listing Removed — MLS Technology, Inc.
• 2006-10-22 Listed $91,000 MLS Technology, Inc.

Property tax history

+4.3%/yr

Latest (2025): $1,565 · +34.7% YoY. Source: county tax records.