1936 S Johnstone Ave · Bartlesville, OK 74003

$92,500

3 bd · 1.5 ba · 1,802 sqft · SingleFamily public records · 27 Days on market

Built 1947 10,340 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hud prop subj to hud regs & bid proced, offered as-is w/ all faults, not insured by hud, bid deadline 2/12/06, 11:59pm, #422-263352, water meter missing-buyer respons. for replacing, closing could be delayed addl 30-45 days for LBP stabilization

Key facts

• 0.24 acre lot
• Built 1947
• Listed 26 days

Tags

• REFINISHED HARDWOOD FLOORS
• BUTCHER BLOCK COUNTERTOPS
• SPACIOUS LAUNDRY ROOM
• PRIVATE PRIMARY SUITE
• WOOD-BURNING FIREPLACE
• BACKYARD STORAGE BUILDING

Property features AI

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built (per public records); Asbestos siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Shed(s); Full fencing; No additional exterior features listed

Interior

• Kitchen: Kitchen with breakfast nook; Dishwasher; Disposal
• Bedrooms: Two first-floor bedrooms (each without private bath); Bonus room on the first floor (additional room/workroom)
• Flooring: Hardwood; Vinyl
• Bathrooms: Two full bathrooms; Hall full bath with bathtub
• Heating & cooling: Central heating (gas); Central air conditioning; Gas water heater
• Interior features: Butcher block counters; Gas range connection; Gas oven connection; Wood frame windows; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Interior utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 ($640 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $42k; list at $92k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $91,112 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $194,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 S Dewey Ave	0.09mi	4/2.0 (+1)	1,820 (+1%)	4mo	$75,000	$41	84
2081 Osage Ave	0.26mi	3/2.5	1,843 (+2%)	4mo	$204,000	$111	76
1633 S Maple Ave	0.47mi	3/1.5	1,816 (+1%)	2mo	$75,000	$41	75
1912 Crestview Dr	0.36mi	4/2.0 (+1)	1,798 (-0%)	4mo	$168,900	$94	73
1502 S Johnstone Ave	0.54mi	3/3.0	1,840 (+2%)	1mo	$205,000	$111	64
1705 S Johnstone Ave	0.30mi	3/1.0	1,592 (-12%)	0mo	$198,000	$124	64
1524 S Johnstone Ave	0.50mi	3/2.0	1,894 (+5%)	3mo	$208,300	$110	64
1628 S Dewey Ave	0.35mi	2/2.0 (-1)	1,647 (-9%)	0mo	$95,000	$58	62
1545 Pecan Pl	0.70mi	2/2.0 (-1)	1,767 (-2%)	2mo	$190,000	$108	55
1520 SW Jennings Ave	0.53mi	4/2.0 (+1)	2,024 (+12%)	4mo	$163,000	$81	44
2301 Dewey Ave	0.61mi	3/2.0	1,541 (-14%)	2mo	$185,000	$120	43
1525 Pecan Pl	0.70mi	2/2.0 (-1)	1,957 (+9%)	5mo	$185,000	$95	42

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: 37.5%
• Equity multiple: 3.89×
• Total profit: $74,779
• Equity at exit: $83,331

10-year hold

• IRR: 32.3%
• Equity multiple: 8.76×
• Total profit: $201,040
• Equity at exit: $179,707

Cash invested: $25,900 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $383

Break-even live

Break-even rent $783

Max offer price $92,500

Occupancy floor 65%

Sensitivity live

Price	-10% $435	-5% $409	+0% $383	+5% $357	+10% $331
Rent	-10% $283	-5% $333	+0% $383	+5% $433	+10% $483
Rate	-1.0pp $430	-0.5pp $407	base $383	+0.5pp $359	+1.0pp $335

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: $23,125
• Closing costs: $2,775
• 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	1.11mi

Listing history 33 events

1. 2026-06-19
   days on market $92,500 Active 27 DOM
2. 2026-06-18
   days on market $92,500 Active 26 DOM
3. 2026-06-17
   days on market $92,500 Active 25 DOM
4. 2026-06-16
   days on market $92,500 Active 24 DOM
5. 2026-06-15
   days on market $92,500 Active 23 DOM
6. 2026-06-14
   days on market $92,500 Active 21 DOM
7. 2026-06-12
   days on market $92,500 Active 20 DOM
8. 2026-06-09
   days on market $92,500 Active 17 DOM
9. 2026-06-08
   days on market $92,500 Active 16 DOM
10. 2026-06-07
    days on market $92,500 Active 15 DOM
11. 2026-06-05
    days on market $92,500 Active 12 DOM
12. 2026-06-03
    days on market $92,500 Active 11 DOM
13. 2026-06-03
    status $92,500 Active 10 DOM
14. 2026-05-15
    status Pending
15. 2026-05-05
    listed $92,500 Active
16. 2025-10-31
    historical
17. 2025-08-15
    price $130,000
18. 2025-06-29
    status Active
19. 2025-06-24
    historical
20. 2025-06-17
    price $145,000
21. 2025-04-01
    price $151,000
22. 2025-03-14
    listed $153,000 Active
23. 2006-04-13
    soldstatus $42,010 251-char remark

    Show marketing remark (251 chars)

    Hud prop subj to hud regs & bid proced, offered as-is w/ all faults, not insured by hud, bid deadline 2/12/06, 11:59pm, #422-263352, water meter missing-buyer respons. for replacing, closing could be delayed addl 30-45 days for LBP stabilization

24. 2006-02-13
    historical 251-char remark

    Show marketing remark (251 chars)

    Hud prop subj to hud regs & bid proced, offered as-is w/ all faults, not insured by hud, bid deadline 2/12/06, 11:59pm, #422-263352, water meter missing-buyer respons. for replacing, closing could be delayed addl 30-45 days for LBP stabilization

25. 2006-02-03
    listed $36,000 251-char remark

    Show marketing remark (251 chars)

    Hud prop subj to hud regs & bid proced, offered as-is w/ all faults, not insured by hud, bid deadline 2/12/06, 11:59pm, #422-263352, water meter missing-buyer respons. for replacing, closing could be delayed addl 30-45 days for LBP stabilization

26. 2005-06-23
    historical
27. 2005-03-22
    listed $66,900
28. 2004-06-22
    soldstatus $63,000
29. 2004-06-17
    soldstatus $63,000
30. 2004-05-17
    historical
31. 2004-04-29
    listed $58,900
32. 2004-04-29
    historical
33. 2003-10-28
    listed $58,900

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,142 · $95/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $15,217
• − Mortgage interest: −$5,181
• − Property taxes: −$1,142
• − Insurance: −$462
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,691
• Taxable income: $3,306
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $3,803/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

+57.0% since first listed

20 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-05-05 Listed $92,500 MLS Technology, Inc.
• 2025-10-31 Listing Removed — MLS Technology, Inc.
• 2025-08-15 Price Changed $130,000 MLS Technology, Inc.
• 2025-06-29 Relisted — MLS Technology, Inc.
• 2025-06-24 Listing Removed — MLS Technology, Inc.
• 2025-06-17 Price Changed $145,000 MLS Technology, Inc.
• 2025-04-01 Price Changed $151,000 MLS Technology, Inc.
• 2025-03-14 Listed $153,000 MLS Technology, Inc.
• 2006-04-13 Sold (MLS) $42,010 MLS Technology, Inc.
• 2006-02-13 Listing Removed — MLS Technology, Inc.
• 2006-02-03 Listed $36,000 MLS Technology, Inc.
• 2005-06-23 Listing Removed — MLS Technology, Inc.
• 2005-03-22 Listed $66,900 MLS Technology, Inc.
• 2004-06-22 Sold (Public Records) $63,000 Public Records
• 2004-06-17 Sold (MLS) $63,000 MLS Technology, Inc.
• 2004-05-17 Listing Removed — MLS Technology, Inc.
• 2004-04-29 Listing Removed — MLS Technology, Inc.
• 2004-04-29 Listed $58,900 MLS Technology, Inc.
• 2003-10-28 Listed $58,900 MLS Technology, Inc.

Property tax history

+2.0%/yr

Latest (2025): $1,142 · +1.8% YoY. Source: county tax records.