420 NW Lahoma Dr · Bartlesville, OK 74003

$99,500

4 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 14 Days on market

Built 1957 6,893 sqft lot Est $118k · 16% 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 +14.5/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• 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

Looking for spacious like new everything?This is the home for you!4BR, 1BA w/ office that cld be 5th BR. Beautiful screened front porch for entertaining. CHA, plumbing, elec, roof updates in '13.Too much to list. Seller finance & lease purchase option available

Key facts

• Plumbing updates
• Fenced yard
• Driveway

Tags

• FRONT PORCH
• FENCED YARD
• DRIVEWAY
• PLUMBING UPDATES
• ELECTRICAL UPDATES
• ROOF UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.1% 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 $11k of equity ($688 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $63k; list at $100k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,500

Questions for the listing agent

1. Built in 1957 — 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: 1.31% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.06%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $117,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 NW Lahoma Dr	0.00mi	4/1.0	1,417 (+7%)	0mo	$100,400	$71	88
402 Lahoma	0.10mi	3/1.5 (-1)	1,233 (-7%)	1mo	$107,500	$87	76
421 NW Oak Park Rd	0.07mi	3/2.0 (-1)	1,222 (-8%)	2mo	$115,000	$94	73
114 Ramblewood	0.28mi	3/2.0 (-1)	1,414 (+7%)	0mo	$145,000	$103	66
521 Oak Park Rd	0.30mi	3/2.0 (-1)	1,291 (-3%)	8mo	$115,000	$89	66
521 Lahoma	0.20mi	3/1.0 (-1)	1,175 (-11%)	7mo	$132,000	$112	61
504 Highland Dr	0.22mi	3/1.5 (-1)	1,154 (-13%)	1mo	$60,000	$52	61
430 NW Highland	0.14mi	3/1.0 (-1)	1,138 (-14%)	6mo	$100,000	$88	60
507 Highland Dr	0.24mi	3/1.5 (-1)	1,162 (-12%)	2mo	$83,000	$71	60
520 Highland Dr	0.31mi	4/1.5	1,149 (-13%)	4mo	$135,000	$117	58
518 Carol Rd	0.40mi	3/2.0 (-1)	1,456 (+10%)	2mo	$86,305	$59	54
705 Palmetto Rd	0.36mi	3/2.0 (-1)	1,144 (-14%)	5mo	$120,000	$105	47

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: 36.9%
• Equity multiple: 3.85×
• Total profit: $79,402
• Equity at exit: $89,637

10-year hold

• IRR: 31.8%
• Equity multiple: 8.68×
• Total profit: $213,964
• Equity at exit: $193,307

Cash invested: $27,860 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $396

Break-even live

Break-even rent $803

Max offer price $99,500

Occupancy floor 65%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-04-14
   listed $99,500 Active
3. 2013-11-18
   soldstatus $63,000
4. 2013-11-14
   soldstatus $63,000 267-char remark

   Show marketing remark (267 chars)

   Looking for spacious like new everything?This is the home for you!4BR, 1BA w/ office that cld be 5th BR. Beautiful screened front porch for entertaining. CHA, plumbing, elec, roof updates in '13.Too much to list. Seller finance & lease purchase option available

5. 2013-10-10
   historical 267-char remark

   Show marketing remark (267 chars)

   Looking for spacious like new everything?This is the home for you!4BR, 1BA w/ office that cld be 5th BR. Beautiful screened front porch for entertaining. CHA, plumbing, elec, roof updates in '13.Too much to list. Seller finance & lease purchase option available

6. 2013-10-01
   listed $62,000 267-char remark

   Show marketing remark (267 chars)

   Looking for spacious like new everything?This is the home for you!4BR, 1BA w/ office that cld be 5th BR. Beautiful screened front porch for entertaining. CHA, plumbing, elec, roof updates in '13.Too much to list. Seller finance & lease purchase option available

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$39/yr (+$3/mo · 4.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,655
• − Mortgage interest: −$5,574
• − Property taxes: −$856
• − Insurance: −$498
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,895
• Taxable income: $3,329
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $3,954/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

+60.5% since first listed

6 events — show timeline

• 2026-04-27 Pending — MLS Technology, Inc.
• 2026-04-14 Listed $99,500 MLS Technology, Inc.
• 2013-11-18 Sold (Public Records) $63,000 Public Records
• 2013-11-14 Sold (MLS) $63,000 MLS Technology, Inc.
• 2013-10-10 Listing Removed — MLS Technology, Inc.
• 2013-10-01 Listed $62,000 MLS Technology, Inc.

Property tax history

+1.1%/yr

Latest (2025): $856 · +0.4% YoY. Source: county tax records.