561 SE Greystone Ave · Bartlesville, OK 74006

$85,000

3 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 6 Days on market

Built 1955 6,000 sqft lot Est $134k · 36% under

---

Why this score? — see what drove the B+ 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
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SQ FT DOES NOT REFLECT ADDN (FAMILY RM).

Key facts

• 6,000 sq ft lot
• Built 1955
• Listed 6 days

Property features AI

Finance

• HOA & community: Gutter(s) listed as a community feature

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Deck; Rain gutters; Chain link fencing; Shed(s)

Interior

• Kitchen: Country-style kitchen; Built-in range and built-in oven; Disposal
• Bedrooms: Three bedrooms on the first floor, including a master bedroom
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Ceiling fan(s); Gas range and gas oven connections; Ventilation for improved indoor air quality; Fireplace with blower fan (wood burning)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.8% 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: 231 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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.
• Current owner paid $41k; list at $85k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $85,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.79%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $133,772
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Fleetwood Pl	0.30mi	3/2.0	1,260 (-0%)	0mo	$134,000	$106	81
4105 Fleetwood Dr	0.27mi	3/1.0	1,314 (+4%)	2mo	$113,000	$86	79
4732 Cornell Dr	0.33mi	3/1.5	1,258 (-0%)	3mo	$132,000	$105	79
4704 Cornell Dr	0.24mi	3/1.5	1,216 (-4%)	3mo	$80,000	$66	78
601 Yale Dr	0.21mi	3/1.0	1,170 (-7%)	3mo	$71,200	$61	76
4800 E Frank Phillips	0.41mi	3/1.0	1,182 (-6%)	1mo	$149,000	$126	70
328 SE Waverly Ave	0.54mi	3/1.0	1,365 (+8%)	4mo	$144,000	$105	58
5012 Allen Ct	0.53mi	3/1.5	1,107 (-12%)	2mo	$150,000	$136	51
4932 Amherst Dr	0.59mi	3/1.5	1,416 (+12%)	0mo	$151,650	$107	50
324 SE Wilshire	0.54mi	3/1.0	1,100 (-13%)	5mo	$130,000	$118	49
316 SE Waverly Ave	0.58mi	3/1.0	1,103 (-13%)	6mo	$132,500	$120	47
4947 Baylor Dr	0.61mi	3/2.0	1,405 (+11%)	3mo	$120,000	$85	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.84×
• Total profit: $20,075
• Equity at exit: $12,674

10-year hold

• IRR: 28.9%
• Equity multiple: 3.57×
• Total profit: $61,077
• Equity at exit: $7,349

Cash invested: $23,800 (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 74006

• Home prices YoY: -33.2%
• Active inventory: 231
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $531

Break-even live

Break-even rent $707

Max offer price $85,000

Occupancy floor 56%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4715 SE Adams Blvd Unit 905D Bartlesville, OK	2.0	2.0	953	$900	$0.94	11d	1	0.33mi
5530 Colony Way Bartlesville, OK	1.0–2.0	1.0–2.5	1176	$1,399	$1.19	23d	4	0.78mi
5610 Baylor Dr Bartlesville, OK	3.0	2.0	1407	$1,500	$1.07	3d	1	0.78mi
437 NE Myers Ave Bartlesville, OK	4.0	2.0	1405	$1,500	$1.07	11d	1	1.32mi

Listing history 10 events

1. 2026-05-20
   status Pending
2. 2026-05-14
   status Active
3. 2026-05-14
   listed $85,000 Active
4. 2026-05-14
   historical
5. 2004-04-12
   soldstatus $41,000 40-char remark

   Show marketing remark (40 chars)

   SQ FT DOES NOT REFLECT ADDN (FAMILY RM).

6. 2004-04-12
   soldstatus $41,000

   Show marketing remark (40 chars)

   SQ FT DOES NOT REFLECT ADDN (FAMILY RM).

7. 2004-03-10
   historical 40-char remark

   Show marketing remark (40 chars)

   SQ FT DOES NOT REFLECT ADDN (FAMILY RM).

8. 2003-09-25
   listed $42,500 40-char remark

   Show marketing remark (40 chars)

   SQ FT DOES NOT REFLECT ADDN (FAMILY RM).

9. 2000-09-08
   soldstatus $36,000
10. 2000-08-07
    listed $36,000

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $933 · $78/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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,562
• − Mortgage interest: −$4,761
• − Property taxes: −$933
• − Insurance: −$425
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,473
• Taxable income: $5,320
• Est. tax owed @ 24.0%: −$1,277
• After-tax cash flow: $5,100/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): 27,911
• Household income: $71,796
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 563.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 9% Native American 7% Hispanic / Latino 6% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Vietnamese 1% Chinese 1%

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: ▼ -118.35%
• Current HPI: 237.9056
• 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

+136.1% since first listed

10 events — show timeline

• 2026-05-20 Pending — MLS Technology, Inc.
• 2026-05-14 Relisted — MLS Technology, Inc.
• 2026-05-14 Listing Removed — MLS Technology, Inc.
• 2026-05-14 Listed $85,000 MLS Technology, Inc.
• 2004-04-12 Sold (Public Records) $41,000 Public Records
• 2004-04-12 Sold (MLS) $41,000 MLS Technology, Inc.
• 2004-03-10 Listing Removed — MLS Technology, Inc.
• 2003-09-25 Listed $42,500 MLS Technology, Inc.
• 2000-09-08 Sold (Public Records) $36,000 Public Records
• 2000-08-07 Listed $36,000 MLS Technology, Inc.

Property tax history

+4.5%/yr

Latest (2025): $933 · +1.7% YoY. Source: county tax records.