3606 Idaho Ave · Bartlesville, OK 74006

$145,000

4 bd · 1.5 ba · 2,114 sqft · SingleFamily public records · 57 Days on market

Built 1953 0.30 ac lot Est $209k · 31% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• 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

Convenient location, corner lot, nice inground pool 14x24 surrounded by decorative concrete, beautiful backyard, new plumbing thruout, vinyl windows, nice storage, gutters 2004, updated amp box, vinyl fence, roof 2002, storage building, nice home.

Key facts

• Natural lighting
• Centrally located
• Quick access

Tags

• CORNER LOT
• NATURAL LIGHTING
• OUTDOOR OASIS
• QUICK ACCESS
• CENTRALLY LOCATED

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Stone veneer and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Patio; Shed(s); Partial privacy fencing; In-ground pool with liner; Mature trees; Corner lot

Interior

• Kitchen: Built-in oven; Cooktop; Oven; Range; Dishwasher; Disposal; Refrigerator; Breakfast nook
• Bedrooms: Master bedroom with walk-in closet (first floor); Two additional bedrooms without attached baths (first floor)
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; Hall full bathroom (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate countertops; Electric range connection
• Laundry & utility: Interior utility room (first floor); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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-, 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: 231 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $1k 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

• It's been on market 57 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $209,286
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 SE Roselawn Ave	0.25mi	4/1.5	1,998 (-6%)	6mo	$159,000	$80	74
217 SE Roselawn Ave	0.28mi	3/1.5 (-1)	2,087 (-1%)	12mo	$165,000	$79	70
397 Fleetwood Dr	0.62mi	4/2.0	2,065 (-2%)	8mo	$205,000	$99	59
341 Edgewood Ave	0.43mi	3/2.0 (-1)	2,264 (+7%)	12mo	$275,000	$121	51
355 Robin Ave	0.52mi	3/2.0 (-1)	1,954 (-8%)	8mo	$193,000	$99	50
4210 Fleetwood Dr	0.48mi	3/3.0 (-1)	2,148 (+2%)	22mo	$159,000	$74	45
4203 Tuxedo Blvd	0.47mi	3/2.0 (-1)	1,908 (-10%)	14mo	$133,800	$70	43
4308 Fleetwood Dr	0.60mi	4/1.5	1,900 (-10%)	18mo	$178,036	$94	40
389 Fenway Pl	0.64mi	4/2.5	1,968 (-7%)	21mo	$230,000	$117	38
4207 Fleetwood Dr	0.49mi	3/2.0 (-1)	1,860 (-12%)	17mo	$179,000	$96	36
100 Canterbury Ct	0.52mi	3/2.0 (-1)	1,856 (-12%)	22mo	$215,000	$116	30
216 Wilshire Ave	0.75mi	3/2.0 (-1)	1,828 (-14%)	15mo	$203,000	$111	23

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,494
• Equity at exit: $21,620

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $27,014
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $346

Break-even live

Break-even rent $1,205

Max offer price $145,000

Occupancy floor 74%

Sensitivity live

Price	-10% $428	-5% $387	+0% $346	+5% $305	+10% $263
Rent	-10% $216	-5% $281	+0% $346	+5% $410	+10% $475
Rate	-1.0pp $419	-0.5pp $382	base $346	+0.5pp $308	+1.0pp $270

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
437 NE Myers Ave Bartlesville, OK	4.0	2.0	1405	$1,500	$1.07	12d	1	0.94mi
5610 Baylor Dr Bartlesville, OK	3.0	2.0	1407	$1,500	$1.07	4d	1	1.29mi
4714 NE Wisconsin St Bartlesville, OK	3.0	2.0	1500	$1,350	$0.90	17d	1	1.30mi

Listing history 17 events

1. 2026-06-19
   days on market $145,000 Active 57 DOM
2. 2026-06-18
   days on market $145,000 Active 56 DOM
3. 2026-06-17
   days on market $145,000 Active 55 DOM
4. 2026-06-16
   days on market $145,000 Active 54 DOM
5. 2026-06-15
   days on market $145,000 Active 53 DOM
6. 2026-06-14
   days on market $145,000 Active 51 DOM
7. 2026-06-13
   status $145,000 Active 50 DOM
8. 2026-06-03
   status $145,000 Pending 50 DOM
9. 2026-06-02
   days on market $145,000 Active 50 DOM
10. 2026-06-01
    days on market $145,000 Active 49 DOM
11. 2026-05-31
    days on market $145,000 Active 48 DOM
12. 2026-05-30
    days on market $145,000 Active 47 DOM
13. 2026-04-13
    listed $155,000 Active
14. 2010-12-07
    soldstatus $118,000
15. 2010-12-03
    soldstatus $118,000 247-char remark

    Show marketing remark (247 chars)

    Convenient location, corner lot, nice inground pool 14x24 surrounded by decorative concrete, beautiful backyard, new plumbing thruout, vinyl windows, nice storage, gutters 2004, updated amp box, vinyl fence, roof 2002, storage building, nice home.

16. 2010-10-14
    historical 247-char remark

    Show marketing remark (247 chars)

    Convenient location, corner lot, nice inground pool 14x24 surrounded by decorative concrete, beautiful backyard, new plumbing thruout, vinyl windows, nice storage, gutters 2004, updated amp box, vinyl fence, roof 2002, storage building, nice home.

17. 2010-09-27
    listed $118,000 247-char remark

    Show marketing remark (247 chars)

    Convenient location, corner lot, nice inground pool 14x24 surrounded by decorative concrete, beautiful backyard, new plumbing thruout, vinyl windows, nice storage, gutters 2004, updated amp box, vinyl fence, roof 2002, storage building, nice home.

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $1,575 · $131/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 7/10 Severe 7 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,711
• − Mortgage interest: −$8,122
• − Property taxes: −$1,575
• − Insurance: −$725
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$4,218
• Taxable income: $1,916
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $3,687/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

+31.4% since first listed

5 events — show timeline

• 2026-04-13 Listed $155,000 MLS Technology, Inc.
• 2010-12-07 Sold (Public Records) $118,000 Public Records
• 2010-12-03 Sold (MLS) $118,000 MLS Technology, Inc.
• 2010-10-14 Listing Removed — MLS Technology, Inc.
• 2010-09-27 Listed $118,000 MLS Technology, Inc.

Property tax history

-0.2%/yr

Latest (2025): $1,575 · -4.4% YoY. Source: county tax records.