813 S Elm Ave · Bartlesville, OK 74003

$118,500

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 63 Days on market

Built 1930 6,250 sqft lot Est $109k · 8% over ↓ 8% since listing

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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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +5.6/10.0
• ARV discount +3.8/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fully remodeled home! This stunning, fully remodeled home offers modern features and exceptional comfort, making it the perfect choice for your next home. New roof and decking ensure durability and peace of mind. All-new windows bring in plenty of natural light. New HVAC and new plumbing lines to the city main. Spacious bedrooms with abundant natural light. All fixtures throughout the home are brand new, adding a modern touch. This home is move-in ready. Don’t miss out on this incredible opportunity!

Key facts

• New plumbing lines
• New decking
• Brand new fixtures

Tags

• NEW ROOF
• NEW DECKING
• NEW WINDOWS
• NEW HVAC
• NEW PLUMBING LINES
• BRAND NEW FIXTURES

Property features AI

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation; Property type: single-family (wood frame with aluminum siding)
• Construction: Built (year per public records); Aluminum siding; Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Covered porch; Concrete driveway; Chain link fence; Mature trees on lot

Interior

• Kitchen: Country-style kitchen; Oven; Range; Stove
• Bedrooms: Master bedroom on the first floor; Two additional bedrooms on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl insulated windows; Laminate countertops; Electric oven connection; Gas oven connection; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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).
• This rent runs 32% 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 ($819 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $111,390 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1930 — 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: 1.06% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $109,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 S Armstrong Ave	0.46mi	2/1.0 (-1)	1,125 (-2%)	4mo	$30,500	$27	67
116 S Seminole Ave	0.50mi	2/1.0 (-1)	1,128 (-2%)	6mo	$60,000	$53	63
1320 S Elm Ave	0.44mi	3/1.0	1,200 (+4%)	14mo	$111,000	$93	61
1326 S Armstrong Ave	0.54mi	3/1.0	1,232 (+7%)	6mo	$104,166	$85	59
1446 S Hickory Ave	0.60mi	3/1.0	1,095 (-5%)	12mo	$104,000	$95	54
1101 SW Frank Phillips Blvd	0.39mi	4/2.0 (+1)	1,284 (+12%)	4mo	$125,000	$97	50
1442 S Hickory Ave	0.59mi	3/1.0	1,076 (-7%)	14mo	$105,000	$98	50
1424 S Penn Ave	0.56mi	3/1.0	1,016 (-12%)	10mo	$106,950	$105	46
1319 S Dewey Ave	0.73mi	2/1.0 (-1)	1,187 (+3%)	12mo	$133,000	$112	46
1354 S Johnstone Ave	0.75mi	3/1.5	1,200 (+4%)	12mo	$147,000	$123	46
1404 SW Jennings Ave	0.67mi	3/1.0	1,272 (+10%)	7mo	$113,500	$89	45
1524 Colorado Ave	0.73mi	3/2.0	1,212 (+5%)	13mo	$115,533	$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: 32.1%
• Equity multiple: 3.51×
• Total profit: $83,292
• Equity at exit: $106,754

10-year hold

• IRR: 27.7%
• Equity multiple: 7.94×
• Total profit: $230,382
• Equity at exit: $230,219

Cash invested: $33,180 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$621
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $295

Break-even live

Break-even rent $885

Max offer price $118,500

Occupancy floor 72%

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: $29,625
• Closing costs: $3,555
• 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	0.55mi

Listing history 18 events

1. 2026-06-19
   days on market $118,500 Active 63 DOM
2. 2026-06-18
   days on market $118,500 Active 62 DOM
3. 2026-06-17
   days on market $118,500 Active 61 DOM
4. 2026-06-16
   days on market $118,500 Active 60 DOM
5. 2026-06-15
   days on market $118,500 Active 59 DOM
6. 2026-06-14
   days on market $118,500 Active 57 DOM
7. 2026-06-12
   days on market $118,500 Active 56 DOM
8. 2026-06-09
   days on market $118,500 Active 53 DOM
9. 2026-06-08
   days on market $118,500 Active 52 DOM
10. 2026-06-07
    days on market $118,500 Active 51 DOM
11. 2026-06-05
    days on market $118,500 Active 48 DOM
12. 2026-06-03
    days on market $118,500 Active 47 DOM
13. 2026-06-02
    days on market $118,500 Active 46 DOM
14. 2026-06-01
    days on market $118,500 Active 45 DOM
15. 2026-05-31
    days on market $118,500 Active 44 DOM
16. 2026-05-30
    days on market $118,500 Active 43 DOM
17. 2026-05-18
    price $118,500
18. 2026-04-17
    listed $128,500 Active

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$730/yr (+$61/mo · 216.5%)

ⓘ 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 ≥112°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: $15,102
• − Mortgage interest: −$6,638
• − Property taxes: −$337
• − Insurance: −$592
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,447
• Taxable income: $1,671
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $3,143/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

-7.8% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $118,500 MLS Technology, Inc.
• 2026-04-17 Listed $128,500 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $337 · -0.6% YoY. Source: county tax records.