4507 E Frank Phillips Blvd · Bartlesville, OK 74006

$160,000

3 bd · 1.0 ba · 2,240 sqft · SingleFamily public records · 49 Days on market

Built 1955 10,374 sqft lot Est $231k · 31% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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

Lots of house for the money! Great potential. Home is in need of repairs and is being sold in "as-is" condition. 3 bedrooms, 3 full bathrooms. New roof included with acceptable offer.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• HOA & community: Community gutters

Exterior

• Parking: Attached garage; 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces northeast; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Patio; Full yard fencing; Mature trees on lot

Interior

• Kitchen: Built-in oven; Cooktop; Range; Oven; Dishwasher
• Bedrooms: Master bedroom (first floor); Additional bedrooms (first floor)
• Flooring: Carpet
• Bathrooms: Master bath (first floor); Full hall bath (first floor); Half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Laminate countertops; Aluminum-framed windows; No additional listed interior features
• Laundry & utility: Washer hookup; Utility room (first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (3.8% below list).
• Recommended offer: $154k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 at typical pace (median 17d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 49 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $160k implies a 146% 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 $153,871 (3.8% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.96% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $230,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
397 Fleetwood Dr	0.08mi	4/2.0 (+1)	2,065 (-8%)	8mo	$205,000	$99	68
4949 Brookline Dr	0.49mi	3/2.0	2,210 (-1%)	4mo	$167,500	$76	68
1000 Meadow Dr	0.68mi	4/2.0 (+1)	2,264 (+1%)	4mo	$248,000	$110	54
4715 Sunview Pl	0.51mi	4/2.5 (+1)	2,213 (-1%)	13mo	$265,000	$120	53
4841 Carole Ct	0.39mi	3/2.0	2,010 (-10%)	13mo	$197,500	$98	50
1015 Renick Ln	0.64mi	4/2.0 (+1)	2,184 (-2%)	13mo	$225,000	$103	46
805 N Madison Blvd	0.57mi	3/2.0	2,019 (-10%)	11mo	$396,000	$196	44
1032 Grandview Rd	0.68mi	4/3.0 (+1)	2,383 (+6%)	3mo	$145,000	$61	42
123 S Madison Blvd	0.71mi	4/2.0 (+1)	2,040 (-9%)	10mo	$180,000	$88	35
4203 Tuxedo Blvd	0.56mi	3/2.0	1,908 (-15%)	14mo	$133,800	$70	34
941 Lariat Dr	0.58mi	3/2.0	1,911 (-15%)	14mo	$235,000	$123	32
1031 SE Greystone Ave	0.68mi	4/2.5 (+1)	1,987 (-11%)	9mo	$252,000	$127	31

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,173
• Equity at exit: $23,857

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $6,992
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $217

Break-even live

Break-even rent $1,265

Max offer price $160,000

Occupancy floor 81%

Sensitivity live

Price	-10% $307	-5% $262	+0% $217	+5% $171	+10% $126
Rent	-10% $95	-5% $156	+0% $217	+5% $277	+10% $338
Rate	-1.0pp $297	-0.5pp $257	base $217	+0.5pp $175	+1.0pp $133

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5610 Baylor Dr Bartlesville, OK	3.0	2.0	1407	$1,500	$1.07	4d	1	0.71mi
5530 Colony Way Bartlesville, OK	1.0–2.0	1.0–2.5	1176	$1,399	$1.19	24d	4	0.82mi
437 NE Myers Ave Bartlesville, OK	4.0	2.0	1405	$1,500	$1.07	13d	1	1.05mi
4714 NE Wisconsin St Bartlesville, OK	3.0	2.0	1500	$1,350	$0.90	17d	1	1.30mi

Listing history 28 events

1. 2026-06-19
   pricedays on market $160,000 Active 49 DOM
2. 2026-06-18
   days on market $165,000 Active 48 DOM
3. 2026-06-17
   days on market $165,000 Active 47 DOM
4. 2026-06-16
   days on market $165,000 Active 46 DOM
5. 2026-06-15
   days on market $165,000 Active 45 DOM
6. 2026-06-14
   days on market $165,000 Active 43 DOM
7. 2026-06-12
   pricedays on market $165,000 Active 42 DOM
8. 2026-06-09
   days on market $170,000 Active 39 DOM
9. 2026-06-08
   days on market $170,000 Active 38 DOM
10. 2026-06-07
    days on market $170,000 Active 37 DOM
11. 2026-06-05
    days on market $170,000 Active 34 DOM
12. 2026-06-03
    days on market $170,000 Active 33 DOM
13. 2026-06-02
    pricedays on market $170,000 Active 32 DOM
14. 2026-06-01
    days on market $175,000 Active 31 DOM
15. 2026-05-31
    days on market $175,000 Active 30 DOM
16. 2026-05-30
    days on market $175,000 Active 29 DOM
17. 2026-05-22
    price $175,000
18. 2026-05-06
    price $185,000
19. 2026-05-01
    listed $195,000 Active
20. 2026-04-07
    historical
21. 2025-12-31
    price $159,000
22. 2025-11-09
    price $995,000
23. 2025-10-23
    price $1,045,000
24. 2025-09-25
    listed $1,100,000 Active
25. 2020-02-25
    soldstatus $65,000
26. 2020-02-20
    soldstatus $64,900 Closed 193-char remark

    Show marketing remark (193 chars)

    Lots of house for the money! Great potential. Home is in need of repairs and is being sold in "as-is" condition. 3 bedrooms, 3 full bathrooms. New roof included with acceptable offer.

27. 2020-01-07
    status Pending 193-char remark

    Show marketing remark (193 chars)

    Lots of house for the money! Great potential. Home is in need of repairs and is being sold in "as-is" condition. 3 bedrooms, 3 full bathrooms. New roof included with acceptable offer.

28. 2019-12-30
    listed $64,900 Active 193-char remark

    Show marketing remark (193 chars)

    Lots of house for the money! Great potential. Home is in need of repairs and is being sold in "as-is" condition. 3 bedrooms, 3 full bathrooms. New roof included with acceptable offer.

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$321/yr (+$27/mo · 28.7%)

ⓘ 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: $18,465
• − Mortgage interest: −$8,962
• − Property taxes: −$1,119
• − Insurance: −$800
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,655
• Taxable loss: −$26
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,605/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

+169.6% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $175,000 MLS Technology, Inc.
• 2026-05-06 Price Changed $185,000 MLS Technology, Inc.
• 2026-05-01 Listed $195,000 MLS Technology, Inc.
• 2026-04-07 Listing Removed — MLS Technology, Inc.
• 2025-12-31 Price Changed $159,000 MLS Technology, Inc.
• 2025-11-09 Price Changed $995,000 MLS Technology, Inc.
• 2025-10-23 Price Changed $1,045,000 MLS Technology, Inc.
• 2025-09-25 Listed $1,100,000 MLS Technology, Inc.
• 2020-02-25 Sold (Public Records) $65,000 Public Records
• 2020-02-20 Sold (MLS) $64,900 MLS Technology, Inc.
• 2020-01-07 Pending — MLS Technology, Inc.
• 2019-12-30 Listed $64,900 MLS Technology, Inc.

Property tax history

+5.8%/yr

Latest (2025): $1,119 · +1.8% YoY. Source: county tax records.