2509 SE Quail Pl · Bartlesville, OK 74006

$195,000

4 bd · 2.0 ba · 2,127 sqft · SingleFamily public records · 8 Days on market

Built 1963 0.31 ac lot Est $245k · 20% under

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Why this score? — see what drove the C+ 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• 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

HOME W/ GREAT CURB APPEAL! MATURE TREES ON CORNER LOT!

Key facts

• New hot water tank
• Brand-new roof
• Enclosed workshop

Tags

• WOOD-BURNING FIREPLACE
• BRAND-NEW ROOF
• NEW HOT WATER TANK
• TWO-CAR SIDE ENTRY GARAGE
• ENCLOSED WORKSHOP

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached garage facing side; 2 garage spaces; Garage includes shelving
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Phone service available
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Rain gutters; Patio; Shed(s); Chain link fencing; Mature trees on the lot

Interior

• Kitchen: Pantry; Breakfast nook; Oven; Range; Dishwasher; Disposal
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Three additional bedrooms (First level); Another bedroom (First level)
• Flooring: Carpet; Tile
• Bathrooms: Master full bathroom (First level) with vent; Hall full bathroom (First level); Two total full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Cable TV ready; Ceiling fans; Gas oven connection; Aluminum-framed windows; Ventilation for improved indoor air quality
• Laundry & utility: Utility room inside (First level); Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 8.6% 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; 2 comparable units currently listed for rent nearby; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 $102k; list at $195k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $195,000

Questions for the listing agent

1. Built in 1963 — 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: 1.06% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $244,605
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 Oakdale Dr	0.13mi	4/2.5	1,901 (-11%)	6mo	$225,000	$118	69
1413 Cedar St	0.07mi	4/2.5	2,331 (+10%)	13mo	$269,000	$115	68
2908 Sheridan Rd	0.31mi	3/2.0 (-1)	1,979 (-7%)	4mo	$90,000	$45	65
1405 Brookside Pkwy	0.37mi	4/2.5	1,949 (-8%)	8mo	$252,500	$130	60
1131 Brookside Pkwy	0.43mi	3/2.5 (-1)	2,064 (-3%)	11mo	$219,900	$107	59
2900 Ridge Ct	0.24mi	3/2.0 (-1)	1,899 (-11%)	8mo	$209,900	$111	59
3321 Woodland Rd	0.50mi	4/3.0	2,359 (+11%)	3mo	$225,000	$95	52
3409 Willowood Dr	0.71mi	3/2.5 (-1)	2,086 (-2%)	10mo	$222,222	$107	48
1313 Rockdale Rd	0.58mi	3/2.0 (-1)	1,824 (-14%)	4mo	$215,000	$118	41
3717 Ravenwood Dr	0.67mi	4/3.5	2,402 (+13%)	1mo	$180,000	$75	40
3005 Talbot Cir	0.69mi	4/2.0	1,831 (-14%)	6mo	$263,990	$144	40
1833 SE Jefferson Rd	0.72mi	4/2.0	1,820 (-14%)	9mo	$273,200	$150	35

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,467
• Equity at exit: $29,075

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $24,485
• Equity at exit: $16,860

Cash invested: $54,600 (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 74006

• Home prices YoY: -33.2%
• Active inventory: 231
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $379

Break-even live

Break-even rent $1,579

Max offer price $195,000

Occupancy floor 77%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Sheridan Rd Bartlesville, OK	3.0	3.0	2400	$1,400	$0.58	24d	1	0.57mi
3117 Stonewall Dr Bartlesville, OK	4.0	3.0	1977	$2,950	$1.49	2d	1	0.86mi

Listing history 9 events

1. 2026-05-11
   listed $195,000 Active
2. 2002-08-26
   soldstatus $102,500 54-char remark

   Show marketing remark (54 chars)

   HOME W/ GREAT CURB APPEAL! MATURE TREES ON CORNER LOT!

3. 2002-07-26
   soldstatus $107,000
4. 2002-06-12
   historical 54-char remark

   Show marketing remark (54 chars)

   HOME W/ GREAT CURB APPEAL! MATURE TREES ON CORNER LOT!

5. 2002-06-05
   listed $104,500 54-char remark

   Show marketing remark (54 chars)

   HOME W/ GREAT CURB APPEAL! MATURE TREES ON CORNER LOT!

6. 2001-12-17
   historical
7. 2001-08-31
   listed $104,900
8. 1999-07-30
   soldstatus $114,500
9. 1999-06-22
   listed $116,900

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,755 · $146/mo
• Expected delta: +$34/yr (+$3/mo · 2.0%)

ⓘ 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 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,708
• − Mortgage interest: −$10,923
• − Property taxes: −$1,721
• − Insurance: −$975
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$5,673
• Taxable income: $1,463
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $4,201/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

+66.8% since first listed

9 events — show timeline

• 2026-05-11 Listed $195,000 MLS Technology, Inc.
• 2002-08-26 Sold (MLS) $102,500 MLS Technology, Inc.
• 2002-07-26 Sold (Public Records) $107,000 Public Records
• 2002-06-12 Listing Removed — MLS Technology, Inc.
• 2002-06-05 Listed $104,500 MLS Technology, Inc.
• 2001-12-17 Listing Removed — MLS Technology, Inc.
• 2001-08-31 Listed $104,900 MLS Technology, Inc.
• 1999-07-30 Sold (Public Records) $114,500 Public Records
• 1999-06-22 Listed $116,900 MLS Technology, Inc.

Property tax history

+1.8%/yr

Latest (2025): $1,721 · -5.9% YoY. Source: county tax records.