4932 Amherst Dr · Bartlesville, OK 74006

$140,000

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 1 Days on market

Built 1958 7,800 sqft lot Est $149k · 6% 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 +23.2/30.0
• ARV discount +10.1/15.0
• DSCR +7.5/10.0
• 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

Great location close to schools & park. 2 living areas, fireplace & sunroom, kitchen w/ Corian countertops. Stainless gas stove, DW and fridge remain.

Key facts

• Screened rear porch
• Quiet neighborhood
• Updated gutters

Tags

• BRICK RANCH
• UPDATED GUTTERS
• SCREENED REAR PORCH
• QUIET NEIGHBORHOOD
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Gutters noted as a community/feature

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Rain gutters; Satellite dish; Covered porch; Full fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range / Stove; Refrigerator; Pantry; Breakfast nook / Eat-in kitchen
• Bedrooms: Master bedroom with walk-in closet (first floor); Additional bedroom (first floor); Additional bedroom with walk-in closet (first floor)
• Flooring: Carpet; Tile
• Bathrooms: 1 full hall bathroom (first floor); Master bath with half-bath configuration (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Solid surface counters; Cable TV available; Ceiling fans; Gas range connection; Programmable thermostat; Vinyl insulated windows
• Laundry & utility: Utility room (inside, first floor); Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 8.5% 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-, crime D+, amenities F.
• 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.
• Zoned schools: Hoover Es (math 18% / reading 17%, grade F, #538 of 845 statewide, top 64%, 464 students, 0% FRL); Madison Ms (math 19% / reading 23%, grade F, #149 of 345 statewide, top 44%, 732 students, 0% FRL); Bartlesville Hs (math 38% / reading 45%, grade F, #23 of 447 statewide, top 5%, 1,642 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 234 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $968 of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $88k; list at $140k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $140,000

Questions for the listing agent

1. Built in 1958 — 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: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $148,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4932 Amherst Dr	0.00mi	3/1.5	1,416 (0%)	0mo	$151,650	$107	98
4947 Baylor Dr	0.11mi	3/2.0	1,405 (-1%)	3mo	$120,000	$85	91
5423 Baylor Dr	0.18mi	3/2.0	1,476 (+4%)	0mo	$146,000	$99	85
5610 Baylor Dr	0.26mi	3/2.0	1,407 (-1%)	3mo	$145,000	$103	84
349 Cara Lee Ln	0.39mi	3/2.0	1,548 (+9%)	0mo	$203,000	$131	66
5809 Harvard Dr	0.46mi	3/1.5	1,510 (+7%)	2mo	$170,000	$113	63
4732 Cornell Dr	0.31mi	3/1.5	1,258 (-11%)	3mo	$132,000	$105	62
1001 May Ln	0.65mi	3/2.0	1,475 (+4%)	2mo	$175,000	$119	61
129 Fleetwood Pl	0.53mi	3/2.0	1,260 (-11%)	1mo	$134,000	$106	56
4704 Cornell Dr	0.38mi	3/1.5	1,216 (-14%)	3mo	$80,000	$66	54
4105 Fleetwood Dr	0.65mi	3/1.0	1,314 (-7%)	2mo	$113,000	$86	52
4513 Tuxedo Blvd	0.71mi	4/2.0 (+1)	1,571 (+11%)	3mo	$103,000	$66	41

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,510
• Equity at exit: $20,874

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $15,144
• Equity at exit: $12,105

Cash invested: $39,200 (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: 234
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$734
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $254

Break-even live

Break-even rent $1,167

Max offer price $140,000

Occupancy floor 78%

Sensitivity live

Price	-10% $333	-5% $294	+0% $254	+5% $214	+10% $175
Rent	-10% $136	-5% $195	+0% $254	+5% $313	+10% $372
Rate	-1.0pp $325	-0.5pp $290	base $254	+0.5pp $218	+1.0pp $181

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5610 Baylor Dr Bartlesville, OK	3.0	2.0	1407	$1,500	$1.07	5d	1	0.27mi
5530 Colony Way Bartlesville, OK	1.0–2.0	1.0–2.5	1176	$1,399	$1.19	25d	4	0.49mi
4715 SE Adams Blvd Unit 905D Bartlesville, OK	2.0	2.0	953	$900	$0.94	13d	1	0.55mi
437 NE Myers Ave Bartlesville, OK	4.0	2.0	1405	$1,500	$1.07	13d	1	1.19mi
4716 NE Wisconsin St Bartlesville, OK	3.0	2.0	1161	$1,350	$1.16	25d	1	1.32mi
4714 NE Wisconsin St Bartlesville, OK	3.0	2.0	1500	$1,350	$0.90	18d	1	1.32mi

Listing history 10 events

1. 2026-05-13
   status Pending
2. 2026-05-12
   listed $140,000 Active
3. 2017-08-21
   soldstatus $88,000
4. 2017-08-18
   soldstatus $88,000 Closed 162-char remark

   Show marketing remark (162 chars)

   Great location close to schools & park. 2 living areas, fireplace & sunroom, kitchen w/ Corian countertops. Stainless gas stove, DW and fridge remain.

5. 2017-06-26
   status Pending 162-char remark

   Show marketing remark (162 chars)

   Great location close to schools & park. 2 living areas, fireplace & sunroom, kitchen w/ Corian countertops. Stainless gas stove, DW and fridge remain.

6. 2017-06-20
   listed $87,500 Active 162-char remark

   Show marketing remark (162 chars)

   Great location close to schools & park. 2 living areas, fireplace & sunroom, kitchen w/ Corian countertops. Stainless gas stove, DW and fridge remain.

7. 2010-05-27
   soldstatus $85,000
8. 2010-05-24
   soldstatus $85,000 232-char remark

   Show marketing remark (232 chars)

   Great home with 3 bedrooms, 1 1/2 bath and 2 car garage. Full brick home with many recent updates like double hung insulated Pella windows, Corian Countertops, bath and kitchen wall tiles, carpet, H & A and more. Check it out.

9. 2010-04-30
   historical 232-char remark

   Show marketing remark (232 chars)

   Great home with 3 bedrooms, 1 1/2 bath and 2 car garage. Full brick home with many recent updates like double hung insulated Pella windows, Corian Countertops, bath and kitchen wall tiles, carpet, H & A and more. Check it out.

10. 2010-03-31
    listed $84,000 232-char remark

    Show marketing remark (232 chars)

    Great home with 3 bedrooms, 1 1/2 bath and 2 car garage. Full brick home with many recent updates like double hung insulated Pella windows, Corian Countertops, bath and kitchen wall tiles, carpet, H & A and more. Check it out.

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $1,550 · $129/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: $17,859
• − Mortgage interest: −$7,842
• − Property taxes: −$1,550
• − Insurance: −$700
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$4,073
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,848/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

+66.7% since first listed

10 events — show timeline

• 2026-05-13 Pending — MLS Technology, Inc.
• 2026-05-12 Listed $140,000 MLS Technology, Inc.
• 2017-08-21 Sold (Public Records) $88,000 Public Records
• 2017-08-18 Sold (MLS) $88,000 MLS Technology, Inc.
• 2017-06-26 Pending — MLS Technology, Inc.
• 2017-06-20 Listed $87,500 MLS Technology, Inc.
• 2010-05-27 Sold (Public Records) $85,000 Public Records
• 2010-05-24 Sold (MLS) $85,000 MLS Technology, Inc.
• 2010-04-30 Listing Removed — MLS Technology, Inc.
• 2010-03-31 Listed $84,000 MLS Technology, Inc.

Property tax history

+3.1%/yr

Latest (2025): $1,550 · +1.8% YoY. Source: county tax records.