532 E 13th St · Bartlesville, OK 74003

$126,000

2 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 3 Days on market

Built 1939 7,000 sqft lot Est $94k · 33% over

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Why this score? — see what drove the D+ 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 +18.8/30.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Cute clean home, vinyl windows, roof new in 2017, washer , dryer, stove , refrigerator stay. Inside utility room with extra space for small office. 1 car garage with carport. Large fenced yard. Walking distance to elementary school.

Key facts

• Covered parking
• Extra storage
• 7,000 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED VINYL WINDOWS
• MODERN LIGHT FIXTURES
• FULLY FENCED BACKYARD
• COVERED PARKING
• EXTRA STORAGE

Property features AI

Exterior

• Parking: Detached garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Chain link full fencing; No additional exterior amenities listed

Interior

• Kitchen: Eat-in kitchen; Gas range connection; Oven; Range; Refrigerator
• Bedrooms: Two first-floor bedrooms (no attached baths)
• Flooring: Tile; Wood
• Bathrooms: One full bathroom with bathtub (first floor, hall bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Butcher block counters; Laminate counters; Vinyl windows
• Laundry & utility: Inside utility room (separate)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $126 ($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 $113k (10.6% below list).
• Recommended offer: $113k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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-, 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; 1 comparable units currently listed for rent nearby; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $86k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $112,681 (10.6% below list)

Questions for the listing agent

1. Built in 1939 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $94,458
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 E 14th	0.08mi	2/1.0	956 (-8%)	1mo	$87,000	$91	83
1409 S Osage Ave	0.33mi	2/1.0	1,014 (-2%)	5mo	$94,995	$94	77
524 E 13th St	0.02mi	3/2.0 (+1)	1,026 (-1%)	14mo	$125,000	$122	76
812 S Shawnee St	0.25mi	2/1.0	1,072 (+3%)	11mo	$115,000	$107	74
1623 SW Jennings	0.74mi	2/1.0	976 (-6%)	1mo	$31,500	$32	55
1709 Osage	0.61mi	1/1.0 (-1)	1,064 (+2%)	9mo	$69,118	$65	55
1206 S Armstrong Ave	0.61mi	2/1.0	1,125 (+8%)	4mo	$30,500	$27	54
721 S Creek Ave	0.50mi	2/1.0	884 (-15%)	2mo	$97,500	$110	51
1319 S Dewey Ave	0.34mi	2/1.0	1,187 (+14%)	12mo	$133,000	$112	50
724 S Choctaw Ave	0.41mi	3/2.0 (+1)	944 (-9%)	8mo	$65,000	$69	50
213 W 12th	0.52mi	1/1.0 (-1)	1,124 (+8%)	9mo	$69,118	$61	49
1404 S Armstrong	0.64mi	1/1.0 (-1)	888 (-14%)	9mo	$69,118	$78	34

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: 27.4%
• Equity multiple: 3.17×
• Total profit: $76,600
• Equity at exit: $113,511

10-year hold

• IRR: 23.9%
• Equity multiple: 7.21×
• Total profit: $219,166
• 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: 9.3×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $126

Break-even live

Break-even rent $967

Max offer price $126,000

Occupancy floor 84%

Sensitivity live

Price	-10% $197	-5% $162	+0% $126	+5% $90	+10% $55
Rent	-10% $37	-5% $81	+0% $126	+5% $171	+10% $215
Rate	-1.0pp $189	-0.5pp $158	base $126	+0.5pp $93	+1.0pp $60

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 S Johnstone Ave Bartlesville, OK	1.0–2.0	1.0–2.0	888	$1,521	$1.71	24d	1	0.49mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $126,000 Pending 3 DOM
2. 2026-06-14
   days on market $126,000 Active 2 DOM
3. 2026-06-12
   remarks 623-char remark
4. 2026-06-12
   listed $126,000 Active 1 DOM

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,134 · $94/mo
• Expected delta: +$523/yr (+$44/mo · 85.6%)

ⓘ 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 6/10 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,522
• − Mortgage interest: −$7,058
• − Property taxes: −$611
• − Insurance: −$630
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$3,665
• Taxable loss: −$606
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $1,658/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

+162.5% since first listed

12 events — show timeline

• 2026-06-09 Listed $126,000 MLS Technology, Inc.
• 2025-05-01 Sold (Public Records) $85,500 Public Records
• 2019-04-09 Sold (Public Records) $45,000 Public Records
• 2019-04-09 Sold (Public Records) $47,500 Public Records
• 2019-04-05 Sold (MLS) $45,000 MLS Technology, Inc.
• 2019-03-13 Pending — MLS Technology, Inc.
• 2019-01-28 Price Changed $54,000 MLS Technology, Inc.
• 2018-12-20 Listed $58,000 MLS Technology, Inc.
• 2017-04-28 Sold (Public Records) $45,000 Public Records
• 2017-04-28 Sold (MLS) $45,000 MLS Technology, Inc.
• 2017-03-07 Pending — MLS Technology, Inc.
• 2017-03-02 Listed $48,000 MLS Technology, Inc.

Property tax history

+4.6%/yr

Latest (2025): $611 · -9.5% YoY. Source: county tax records.