518 E 14th · Bartlesville, OK 74003

$89,000

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 70 Days on market

Built 1918 7,000 sqft lot Est $87k · at est.

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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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.3/10.0
• ARV discount +6.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bright, Cozy, and Fully Updated – This isn't just another house—it’s one of those places that * feels good * the moment you walk in. A cheerful yellow exterior with cool gray trim gives it instant personality, and the inside has been completely refreshed with care and style. • New roof • New kitchen cabinets • New countertops • New flooring • Modern vibe, clean and bright • Two bedrooms, one bathroom • Low-maintenance living Whether you're starting out, starting over, or just want a home that doesn’t feel like everyone else’s—this might be the one. Come take a look. You’ll know if it’s right.

Key facts

• New flooring
• New kitchen cabinets
• New countertops

Tags

• NEW ROOF
• NEW KITCHEN CABINETS
• NEW COUNTERTOPS
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 $10k of equity ($615 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 70 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1918 — 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: 1.23% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $86,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 E 14th	0.00mi	2/1.0	956 (0%)	1mo	$87,000	$91	99
1409 S Osage Ave	0.27mi	2/1.0	1,014 (+6%)	5mo	$94,995	$94	73
1323 Dewey Ave	0.32mi	2/1.0	954 (-0%)	16mo	$48,600	$51	71
1623 SW Jennings	0.68mi	2/1.0	976 (+2%)	1mo	$31,500	$32	64
524 E 13th St	0.08mi	3/2.0 (+1)	1,026 (+7%)	14mo	$125,000	$122	63
514 E 9th St	0.29mi	3/2.0 (+1)	940 (-2%)	17mo	$125,000	$133	61
721 S Creek Ave	0.56mi	2/1.0	884 (-8%)	2mo	$97,500	$110	60
724 S Choctaw Ave	0.48mi	3/2.0 (+1)	944 (-1%)	8mo	$65,000	$69	60
812 S Shawnee St	0.33mi	2/1.0	1,072 (+12%)	11mo	$115,000	$107	55
1404 S Armstrong	0.60mi	1/1.0 (-1)	888 (-7%)	9mo	$69,118	$78	48
1709 Osage	0.54mi	1/1.0 (-1)	1,064 (+11%)	9mo	$69,118	$65	44
703 S Chickasaw Ave	0.54mi	2/1.0	816 (-15%)	8mo	$60,250	$74	43

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: 35.9%
• Equity multiple: 3.78×
• Total profit: $69,227
• Equity at exit: $80,178

10-year hold

• IRR: 30.9%
• Equity multiple: 8.52×
• Total profit: $187,452
• Equity at exit: $172,907

Cash invested: $24,920 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $326

Break-even live

Break-even rent $679

Max offer price $89,000

Occupancy floor 65%

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: $22,250
• Closing costs: $2,670
• 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	23d	1	0.53mi

Listing history 10 events

1. 2026-02-18
   status Pending
2. 2026-02-09
   price $89,000
3. 2025-12-13
   price $99,000
4. 2025-12-10
   status Active
5. 2025-12-08
   historical
6. 2025-12-08
   listed $95,000 Active
7. 2025-08-01
   status Pending
8. 2025-08-01
   historical
9. 2025-06-21
   listed $95,000 Active
10. 2000-09-12
    soldstatus $63,000

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$408/yr (+$34/mo · 103.8%)

ⓘ 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: $13,108
• − Mortgage interest: −$4,985
• − Property taxes: −$393
• − Insurance: −$445
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,589
• Taxable income: $2,598
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,293/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

+41.3% since first listed

10 events — show timeline

• 2026-02-18 Pending — MLS Technology, Inc.
• 2026-02-09 Price Changed $89,000 MLS Technology, Inc.
• 2025-12-13 Price Changed $99,000 MLS Technology, Inc.
• 2025-12-10 Relisted — MLS Technology, Inc.
• 2025-12-08 Listed $95,000 MLS Technology, Inc.
• 2025-12-08 Listing Removed — MLS Technology, Inc.
• 2025-08-01 Pending — MLS Technology, Inc.
• 2025-08-01 Listing Removed — MLS Technology, Inc.
• 2025-06-21 Listed $95,000 MLS Technology, Inc.
• 2000-09-12 Sold (Public Records) $63,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $393 · -23.7% YoY. Source: county tax records.