704 Brentwood Dr · Bartlesville, OK 74003

$125,000

3 bd · 1.5 ba · 1,145 sqft · SingleFamily public records · 6 Days on market

Built 1962 10,001 sqft lot Est $101k · 24% 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 +20.7/30.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 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 +0.0/15.0

Listing remarks MLS

NEWER APPLIANCES. CENTRAL HT & AIR LESS THAN 1 YR OLD. GOOD LOCATION. 1 BLK FROM ELEMENTARY SCHOOL IN OAK PARK.

Key facts

• New counter tops
• New hvac
• New cabinets

Tags

• NEW COUNTER TOPS
• NEW CABINETS
• NEW APPLIANCES
• NEW ROOF
• NEW HVAC
• NEW HWT

Property features AI

Finance

• HOA & community: Community gutter(s)

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Fire pit; Rain gutters; Covered patio; Partial fencing; Mature trees on lot

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Butcher block counters; Ceiling fan(s); Vinyl window frames; Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $169 ($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 $119k (5.1% below list).
• Recommended offer: $119k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 30% 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 ($864 loan paydown + $12k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 28y 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 $53k; list at $125k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $118,649 (5.1% below list)

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: 0.95% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $100,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Brentwood Rd	0.04mi	2/1.5 (-1)	1,141 (-0%)	2mo	$132,000	$116	91
504 Highland Dr	0.23mi	3/1.5	1,154 (+1%)	1mo	$60,000	$52	87
705 Palmetto Rd	0.18mi	3/2.0	1,144 (-0%)	5mo	$120,000	$105	85
507 Highland Dr	0.26mi	3/1.5	1,162 (+2%)	2mo	$83,000	$71	84
430 NW Highland	0.24mi	3/1.0	1,138 (-1%)	6mo	$100,000	$88	81
520 Highland Dr	0.28mi	4/1.5 (+1)	1,149 (+0%)	4mo	$135,000	$117	78
409 Highland Dr	0.35mi	3/1.5	1,100 (-4%)	3mo	$80,000	$73	75
127 Forrest Park Rd	0.25mi	3/1.0	1,073 (-6%)	3mo	$82,500	$77	74
421 NW Oak Park Rd	0.24mi	3/2.0	1,222 (+7%)	2mo	$115,000	$94	74
522 Lindenwood Dr	0.35mi	3/1.5	1,070 (-7%)	2mo	$83,000	$78	71
402 Lahoma	0.34mi	3/1.5	1,233 (+8%)	1mo	$107,500	$87	70
102 Parkview Dr	0.56mi	3/1.0	1,085 (-5%)	4mo	$123,500	$114	60

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: 28.5%
• Equity multiple: 3.25×
• Total profit: $78,821
• Equity at exit: $112,610

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $223,553
• Equity at exit: $242,848

Cash invested: $35,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $169

Break-even live

Break-even rent $972

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $240	-5% $205	+0% $169	+5% $134	+10% $99
Rent	-10% $76	-5% $122	+0% $169	+5% $216	+10% $263
Rate	-1.0pp $232	-0.5pp $201	base $169	+0.5pp $137	+1.0pp $104

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-22
   listed $125,000 Active
2. 2005-05-02
   soldstatus $53,100 117-char remark

   Show marketing remark (117 chars)

   NEWER APPLIANCES. CENTRAL HT & AIR LESS THAN 1 YR OLD. GOOD LOCATION. 1 BLK FROM ELEMENTARY SCHOOL IN OAK PARK.

3. 2005-05-02
   soldstatus $53,500

   Show marketing remark (117 chars)

   NEWER APPLIANCES. CENTRAL HT & AIR LESS THAN 1 YR OLD. GOOD LOCATION. 1 BLK FROM ELEMENTARY SCHOOL IN OAK PARK.

4. 2005-03-21
   historical 117-char remark

   Show marketing remark (117 chars)

   NEWER APPLIANCES. CENTRAL HT & AIR LESS THAN 1 YR OLD. GOOD LOCATION. 1 BLK FROM ELEMENTARY SCHOOL IN OAK PARK.

5. 2005-02-07
   listed $49,500 117-char remark

   Show marketing remark (117 chars)

   NEWER APPLIANCES. CENTRAL HT & AIR LESS THAN 1 YR OLD. GOOD LOCATION. 1 BLK FROM ELEMENTARY SCHOOL IN OAK PARK.

6. 1999-08-27
   soldstatus $32,500
7. 1999-03-03
   listed $34,900
8. 1998-10-14
   soldstatus $22,000
9. 1998-05-27
   soldstatus $21,000
10. 1998-05-11
    listed $21,900

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$400/yr (+$33/mo · 55.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,238
• − Mortgage interest: −$7,002
• − Property taxes: −$725
• − Insurance: −$625
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,636
• Taxable loss: −$28
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $2,039/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

+470.8% since first listed

10 events — show timeline

• 2026-05-22 Listed $125,000 MLS Technology, Inc.
• 2005-05-02 Sold (Public Records) $53,500 Public Records
• 2005-05-02 Sold (MLS) $53,100 MLS Technology, Inc.
• 2005-03-21 Listing Removed — MLS Technology, Inc.
• 2005-02-07 Listed $49,500 MLS Technology, Inc.
• 1999-08-27 Sold (Public Records) $32,500 Public Records
• 1999-03-03 Listed $34,900 MLS Technology, Inc.
• 1998-10-14 Sold (Public Records) $22,000 Public Records
• 1998-05-27 Sold (Public Records) $21,000 Public Records
• 1998-05-11 Listed $21,900 MLS Technology, Inc.

Property tax history

-0.4%/yr

Latest (2025): $725 · -7.6% YoY. Source: county tax records.