5409 Baylor Dr · Bartlesville, OK 74006

$110,000

3 bd · 1.0 ba · 1,347 sqft · SingleFamily public records · 6 Days on market

Built 1962 10,800 sqft lot Est $143k · 23% under

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Why this score? — see what drove the B 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

VERY NICE HOME! NEW IN '02, DISHWASHER, STOVETOP, CH/A, KITCHEN BACKSPLASH. NEW ROOF IN 2001, SIDE YARD FOR DOG, STORAGE SHED. NEW PRIVACY FENCE ON S. SIDE 2005. NEAR SCHOOLS.

Key facts

• Local amenities
• 0.25 acre lot
• 2 garage spots

Tags

• MADISON HEIGHTS I SUBDIVISION
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS
• LOCAL AMENITIES
• GOOD RENTAL POTENTIAL

Property features AI

Finance

• HOA & community: Sidewalks in the community

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 north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Patio; Exterior lighting; Shed(s); Chain link and privacy fencing; Mature trees on lot

Interior

• Kitchen: Kitchen with breakfast nook/eat-in area; Cooktop; Built-in oven; Oven; Range; Dishwasher; Disposal
• Bedrooms: Master bedroom (first level); Two additional bedrooms (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with shower (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum-framed windows with storm windows; Storm doors; Built-in bookcase in den/family room; Wood-burning fireplace
• Laundry & utility: Utility room with garage access; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.2% 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: 231 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 30y 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 $77k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $110,000

Questions for the listing agent

1. Built in 1962 — 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: 1.37% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $142,782
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4947 Baylor Dr	0.06mi	3/2.0	1,405 (+4%)	3mo	$120,000	$85	84
4932 Amherst Dr	0.15mi	3/1.5	1,416 (+5%)	0mo	$151,650	$107	82
5610 Baylor Dr	0.13mi	3/2.0	1,407 (+4%)	3mo	$145,000	$103	80
5423 Baylor Dr	0.03mi	3/2.0	1,476 (+10%)	0mo	$146,000	$99	78
4732 Cornell Dr	0.35mi	3/1.5	1,258 (-7%)	3mo	$132,000	$105	68
4800 E Frank Phillips	0.26mi	3/1.0	1,182 (-12%)	1mo	$149,000	$126	67
5809 Harvard Dr	0.31mi	3/1.5	1,510 (+12%)	2mo	$170,000	$113	61
4704 Cornell Dr	0.43mi	3/1.5	1,216 (-10%)	3mo	$80,000	$66	59
601 Yale Dr	0.46mi	3/1.0	1,170 (-13%)	3mo	$71,200	$61	54
129 Fleetwood Pl	0.66mi	3/2.0	1,260 (-6%)	1mo	$134,000	$106	54
1001 May Ln	0.58mi	3/2.0	1,475 (+10%)	2mo	$175,000	$119	51
349 Cara Lee Ln	0.54mi	3/2.0	1,548 (+15%)	0mo	$203,000	$131	46

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $10,999
• Equity at exit: $16,401

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $46,711
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$577
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $452

Break-even live

Break-even rent $929

Max offer price $110,000

Occupancy floor 65%

Sensitivity live

Price	-10% $515	-5% $484	+0% $452	+5% $421	+10% $390
Rent	-10% $334	-5% $393	+0% $452	+5% $512	+10% $571
Rate	-1.0pp $508	-0.5pp $480	base $452	+0.5pp $424	+1.0pp $395

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: $27,500
• Closing costs: $3,300
• 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	0.16mi
5530 Colony Way Bartlesville, OK	1.0–2.0	1.0–2.5	1176	$1,399	$1.19	25d	4	0.31mi
4715 SE Adams Blvd Unit 905D Bartlesville, OK	2.0	2.0	953	$900	$0.94	13d	1	0.51mi
437 NE Myers Ave Bartlesville, OK	4.0	2.0	1405	$1,500	$1.07	13d	1	1.36mi
4716 NE Wisconsin St Bartlesville, OK	3.0	2.0	1161	$1,350	$1.16	25d	1	1.48mi
4714 NE Wisconsin St Bartlesville, OK	3.0	2.0	1500	$1,350	$0.90	17d	1	1.48mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $110,000 Pending 6 DOM
2. 2026-06-05
   statusdays on market $110,000 Active 4 DOM
3. 2026-05-18
   status Pending
4. 2026-05-14
   listed $110,000 Active
5. 2005-11-21
   soldstatus $77,000
6. 2005-11-17
   soldstatus $77,000 177-char remark

   Show marketing remark (177 chars)

   VERY NICE HOME! NEW IN '02, DISHWASHER, STOVETOP, CH/A, KITCHEN BACKSPLASH. NEW ROOF IN 2001, SIDE YARD FOR DOG, STORAGE SHED. NEW PRIVACY FENCE ON S. SIDE 2005. NEAR SCHOOLS.

7. 2005-10-24
   historical 177-char remark

   Show marketing remark (177 chars)

   VERY NICE HOME! NEW IN '02, DISHWASHER, STOVETOP, CH/A, KITCHEN BACKSPLASH. NEW ROOF IN 2001, SIDE YARD FOR DOG, STORAGE SHED. NEW PRIVACY FENCE ON S. SIDE 2005. NEAR SCHOOLS.

8. 2005-10-15
   listed $79,900 177-char remark

   Show marketing remark (177 chars)

   VERY NICE HOME! NEW IN '02, DISHWASHER, STOVETOP, CH/A, KITCHEN BACKSPLASH. NEW ROOF IN 2001, SIDE YARD FOR DOG, STORAGE SHED. NEW PRIVACY FENCE ON S. SIDE 2005. NEAR SCHOOLS.

9. 1998-09-18
   soldstatus $51,500
10. 1998-07-17
    listed $53,500
11. 1996-08-21
    listed $49,500

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,334 · $111/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: $18,020
• − Mortgage interest: −$6,162
• − Property taxes: −$1,334
• − Insurance: −$550
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$3,200
• Taxable income: $3,891
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,496/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

+122.2% since first listed

9 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-05-14 Listed $110,000 MLS Technology, Inc.
• 2005-11-21 Sold (Public Records) $77,000 Public Records
• 2005-11-17 Sold (MLS) $77,000 MLS Technology, Inc.
• 2005-10-24 Listing Removed — MLS Technology, Inc.
• 2005-10-15 Listed $79,900 MLS Technology, Inc.
• 1998-09-18 Sold (Public Records) $51,500 Public Records
• 1998-07-17 Listed $53,500 MLS Technology, Inc.
• 1996-08-21 Listed $49,500 MLS Technology, Inc.

Property tax history

+1.8%/yr

Latest (2025): $1,334 · +1.8% YoY. Source: county tax records.