425 NW Oak Park Rd · Bartlesville, OK 74003

$119,000

3 bd · 1.5 ba · 1,450 sqft · SingleFamily public records · 2 Days on market

Built 1961 8,064 sqft lot Est $135k · 12% 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 +20.6/30.0
• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• 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

NEW OCTOBER 2001: HEAT & AIR; DISHWASHER; HOT WATER TANK; CARPET; STOVE/RANGE, NEW BATHTUB SURROUND. NEW VINYL IN BATH.

Key facts

• 2 car carport
• Shed
• Large dining area

Tags

• LARGE DINING AREA
• OVERSIZED BACK COVERED PATIO
• 2 CAR CARPORT
• SHED

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: 2-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built (year from public records)
• Exterior features: Covered patio; Patio; Rain gutters; Storage structure; Chain link fencing

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Oven; Range
• Flooring: Carpet; Wood veneer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Vinyl window(s); Storm door(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• 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 ($823 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 ~3 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $86k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1961 — 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: 1.01% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $134,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 NW Lahoma Dr	0.07mi	4/1.0 (+1)	1,417 (-2%)	0mo	$100,400	$71	86
114 Ramblewood	0.21mi	3/2.0	1,414 (-2%)	0mo	$145,000	$103	84
120 Forrest Park Rd	0.13mi	3/1.5	1,422 (-2%)	9mo	$110,000	$77	83
130 Ramblewood Rd	0.14mi	3/2.0	1,468 (+1%)	8mo	$147,500	$100	82
503 Parkview Dr	0.18mi	3/1.5	1,442 (-1%)	11mo	$129,500	$90	82
518 Carol Rd	0.38mi	3/2.0	1,456 (+0%)	2mo	$86,305	$59	78
402 Lahoma	0.15mi	3/1.5	1,233 (-15%)	1mo	$107,500	$87	67
718 Brentwood Rd	0.29mi	3/2.0	1,550 (+7%)	8mo	$149,000	$96	66
500 Lindenwood Dr	0.28mi	4/1.5 (+1)	1,380 (-5%)	13mo	$129,000	$93	63
521 Oak Park Rd	0.32mi	3/2.0	1,291 (-11%)	8mo	$115,000	$89	58
209 Mistletoe Ln	0.24mi	3/2.0	1,262 (-13%)	15mo	$142,500	$113	53
530 Sooner Rd	0.29mi	3/1.5	1,236 (-15%)	19mo	$114,999	$93	46

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: 28.4%
• Equity multiple: 3.25×
• Total profit: $74,938
• Equity at exit: $107,205

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $212,706
• Equity at exit: $231,191

Cash invested: $33,320 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $159

Break-even live

Break-even rent $996

Max offer price $119,000

Occupancy floor 82%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $119,000 Active 2 DOM
2. 2026-06-17
   remarks 182-char remark
3. 2026-06-17
   listed $119,000 Active 1 DOM

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $1,359 · $113/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 19 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: $14,369
• − Mortgage interest: −$6,666
• − Property taxes: −$1,359
• − Insurance: −$595
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,462
• Taxable loss: −$12
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,912/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

+147.9% since first listed

8 events — show timeline

• 2026-06-15 Listed $119,000 MLS Technology, Inc.
• 2015-11-02 Sold (Public Records) $86,500 Public Records
• 2013-06-12 Listing Removed — MLS Technology, Inc.
• 2013-06-07 Listed $74,500 MLS Technology, Inc.
• 2005-05-27 Sold (MLS) $47,000 MLS Technology, Inc.
• 2005-05-19 Sold (Public Records) $47,000 Public Records
• 2005-05-17 Listing Removed — MLS Technology, Inc.
• 2005-03-01 Listed $48,000 MLS Technology, Inc.

Property tax history

+7.7%/yr

Latest (2025): $1,359 · +1.8% YoY. Source: county tax records.