408 Cumberland Dr · Bartlesville, OK 74003

$126,000

3 bd · 1.5 ba · 1,285 sqft · SingleFamily public records · 79 Days on market

Built 1960 7,500 sqft lot Est $113k · 11% over

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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 +21.2/30.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0

Listing remarks MLS

Newer windows, two living areas, dining room, three bedrooms & 1 1/2 baths, one car garage, hot tub on patio. (HUD 422-281817) Owner Occupant only, first five days.

Key facts

• 7,500 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Parking: Attached garage with shelving (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces northwest; Slab foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Patio; Rain gutters; Chain-link fencing

Interior

• Kitchen: Eat-in kitchen with pantry; Dishwasher; Disposal; Oven / Range / Stove; Refrigerator
• Bedrooms: Master bedroom (first level); Two additional bedrooms (first level); Bedrooms located on the first level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with shower (first level, hall bath with double sink); One half bathroom (first level, master bath listed as half)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum-framed windows; Laminate counters; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $120k (4.6% below list).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 31% 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 $13k of equity ($871 loan paydown + $13k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $21k; list at $126k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $118,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $113,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Lahoma	0.23mi	3/1.5	1,233 (-4%)	1mo	$107,500	$87	81
507 Highland Dr	0.15mi	3/1.5	1,162 (-10%)	2mo	$83,000	$71	76
504 Highland Dr	0.16mi	3/1.5	1,154 (-10%)	1mo	$60,000	$52	75
421 NW Oak Park Rd	0.30mi	3/2.0	1,222 (-5%)	2mo	$115,000	$94	74
409 Highland Dr	0.10mi	3/1.5	1,100 (-14%)	3mo	$80,000	$73	69
430 NW Highland	0.13mi	3/1.0	1,138 (-11%)	6mo	$100,000	$88	68
420 NW Lahoma Dr	0.23mi	4/1.0 (+1)	1,417 (+10%)	0mo	$100,400	$71	65
520 Highland Dr	0.21mi	4/1.5 (+1)	1,149 (-11%)	4mo	$135,000	$117	64
705 Palmetto Rd	0.38mi	3/2.0	1,144 (-11%)	5mo	$120,000	$105	58
114 Ramblewood	0.51mi	3/2.0	1,414 (+10%)	0mo	$145,000	$103	57
709 Brentwood Rd	0.39mi	2/1.5 (-1)	1,141 (-11%)	2mo	$132,000	$116	57
518 Carol Rd	0.47mi	3/2.0	1,456 (+13%)	2mo	$86,305	$59	52

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $80,130
• Equity at exit: $113,511

10-year hold

• IRR: 25.0%
• Equity multiple: 7.43×
• Total profit: $226,797
• Equity at exit: $244,790

Cash invested: $35,280 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $181

Break-even live

Break-even rent $973

Max offer price $126,000

Occupancy floor 80%

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $126,000 Active 79 DOM
2. 2026-06-18
   days on market $126,000 Active 78 DOM
3. 2026-06-17
   days on market $126,000 Active 77 DOM
4. 2026-06-16
   days on market $126,000 Active 76 DOM
5. 2026-06-15
   days on market $126,000 Active 75 DOM
6. 2026-06-14
   days on market $126,000 Active 73 DOM
7. 2026-06-12
   days on market $126,000 Active 72 DOM
8. 2026-06-09
   days on market $126,000 Active 69 DOM
9. 2026-06-08
   days on market $126,000 Active 68 DOM
10. 2026-06-07
    days on market $126,000 Active 67 DOM
11. 2026-06-05
    days on market $126,000 Active 64 DOM
12. 2026-06-03
    days on market $126,000 Active 63 DOM
13. 2026-06-02
    days on market $126,000 Active 62 DOM
14. 2026-06-01
    days on market $126,000 Active 61 DOM
15. 2026-05-31
    days on market $126,000 Active 60 DOM
16. 2026-05-30
    days on market $126,000 Active 59 DOM
17. 2026-04-06
    status Active
18. 2026-03-17
    status Pending
19. 2026-03-12
    listed $126,000 Active
20. 2012-07-16
    soldstatus $21,000 170-char remark

    Show marketing remark (170 chars)

    Newer windows, two living areas, dining room, three bedrooms & 1 1/2 baths, one car garage, hot tub on patio. (HUD 422-281817) Owner Occupant only, first five days.

21. 2012-06-06
    historical 170-char remark

    Show marketing remark (170 chars)

    Newer windows, two living areas, dining room, three bedrooms & 1 1/2 baths, one car garage, hot tub on patio. (HUD 422-281817) Owner Occupant only, first five days.

22. 2012-04-24
    listed $21,000 170-char remark

    Show marketing remark (170 chars)

    Newer windows, two living areas, dining room, three bedrooms & 1 1/2 baths, one car garage, hot tub on patio. (HUD 422-281817) Owner Occupant only, first five days.

23. 2008-03-12
    soldstatus $60,000
24. 2008-03-11
    soldstatus $59,995 247-char remark

    Show marketing remark (247 chars)

    One newer window, large utility room, updated bath with new vanities & ceramic tile, new shower. Open floor plan, bonus room could be a den or 4th bedroom. Sun room & newer roof. Fresh ext. paint. One small place to fence & gate.

25. 2008-02-12
    historical 247-char remark

    Show marketing remark (247 chars)

    One newer window, large utility room, updated bath with new vanities & ceramic tile, new shower. Open floor plan, bonus room could be a den or 4th bedroom. Sun room & newer roof. Fresh ext. paint. One small place to fence & gate.

26. 2007-08-29
    listed $55,000 247-char remark

    Show marketing remark (247 chars)

    One newer window, large utility room, updated bath with new vanities & ceramic tile, new shower. Open floor plan, bonus room could be a den or 4th bedroom. Sun room & newer roof. Fresh ext. paint. One small place to fence & gate.

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $1,134 · $94/mo
• Expected delta: +$473/yr (+$39/mo · 71.6%)

ⓘ 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 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: $14,426
• − Mortgage interest: −$7,058
• − Property taxes: −$661
• − Insurance: −$630
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,665
• Taxable income: $104
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $2,152/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

+129.1% since first listed

10 events — show timeline

• 2026-04-06 Relisted — MLS Technology, Inc.
• 2026-03-17 Pending — MLS Technology, Inc.
• 2026-03-12 Listed $126,000 MLS Technology, Inc.
• 2012-07-16 Sold (MLS) $21,000 MLS Technology, Inc.
• 2012-06-06 Listing Removed — MLS Technology, Inc.
• 2012-04-24 Listed $21,000 MLS Technology, Inc.
• 2008-03-12 Sold (Public Records) $60,000 Public Records
• 2008-03-11 Sold (MLS) $59,995 MLS Technology, Inc.
• 2008-02-12 Listing Removed — MLS Technology, Inc.
• 2007-08-29 Listed $55,000 MLS Technology, Inc.

Property tax history

+0.5%/yr

Latest (2025): $661 · -0.6% YoY. Source: county tax records.