2054 SE Dewey Ave · Bartlesville, OK 74003

$160,000

2 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 1 Days on market

Built 1950 7,700 sqft lot Est $133k · 20% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 2-bedroom, 2-full-bath home with 2 living areas, conveniently located near downtown Bartlesville! This home has been thoughtfully updated since 2023 with fresh interior and exterior paint, quartz countertops, sink, fixtures, appliances, and new kitchen flooring. Enjoy custom blinds throughout, a completely refurbished primary bathroom featuring a frameless glass corner shower, quartz countertop, and new tile flooring, plus a beautifully updated second bath with new tub surround and tile. Additional updates include freshly painted front and back porches, a remote garage door opener, new lighting throughout, and 3 new ceiling fans. Perfect blend of style, comfort, and convenience—don’t miss this move-in ready home!

Key facts

• 7,700 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached garage (1 car)
• 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
• Construction: Built from wood frame; Asphalt/fiberglass roof; Year built from public records
• Exterior features: Porch; Full yard fencing; Mature trees

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven; Range / Stove; Refrigerator; Icemaker / Plumbed for ice maker; Gas water heater
• Bedrooms: Master bedroom with private bath (first level); Additional bedroom (first level, no bath)
• Flooring: Hardwood; Laminate
• Bathrooms: Two full bathrooms; Master bathroom (full); Hall full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Quartz counters; Stone counters; Ceiling fan(s); Gas range connection; Gas oven connection; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (27.3% below list).
• Recommended offer: $116k (27.3% below list) — sets the bar for 1% rule.

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-, crime D+, amenities F.
• 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.
• Zoned schools: Richard Kane Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 514 students, 0% FRL); Central Ms (math 29% / reading 29%, grade F, #55 of 345 statewide, top 16%, 671 students, 0% FRL); Bartlesville Hs (math 38% / reading 45%, grade F, #23 of 447 statewide, top 5%, 1,642 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Washington County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $116,265 (27.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $133,282
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2008 S Dewey Ave	0.11mi	3/2.0 (+1)	1,408 (+9%)	6mo	$149,000	$106	66
1701 S Dewey	0.48mi	3/2.0 (+1)	1,319 (+2%)	8mo	$80,000	$61	59
1801 S Santa Fe Ave	0.53mi	3/2.0 (+1)	1,362 (+5%)	2mo	$160,000	$117	56
1635 S Maple Ave	0.63mi	2/1.0	1,192 (-8%)	2mo	$85,000	$71	56
1915 S Dewey Ave	0.25mi	3/1.5 (+1)	1,452 (+12%)	10mo	$75,000	$52	53
1626 S Dewey Ave	0.54mi	3/1.5 (+1)	1,371 (+6%)	12mo	$160,000	$117	48
1945 S Santa Fe Ave	0.36mi	3/1.5 (+1)	1,131 (-13%)	12mo	$117,000	$103	45
1621 S Maple	0.65mi	3/2.0 (+1)	1,352 (+4%)	12mo	$125,000	$92	43
1541 S Keeler Ave	0.66mi	3/1.5 (+1)	1,202 (-7%)	13mo	$124,000	$103	40
1921 S Santa Fe Pl	0.43mi	3/2.0 (+1)	1,478 (+14%)	10mo	$125,000	$85	38
1622 S Elm Ave	0.73mi	3/1.0 (+1)	1,212 (-6%)	15mo	$76,750	$63	38
1529 SE Osage Ave	0.66mi	2/1.0	1,484 (+15%)	13mo	$165,000	$111	34

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: 22.3%
• Equity multiple: 2.80×
• Total profit: $80,626
• Equity at exit: $144,141

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $242,456
• Equity at exit: $310,845

Cash invested: $44,800 (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: 140
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-102

Break-even live

Break-even rent $1,291

Max offer price $142,029

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-56	+0% $-102	+5% $-147	+10% $-192
Rent	-10% $-194	-5% $-148	+0% $-102	+5% $-56	+10% $-10
Rate	-1.0pp $-21	-0.5pp $-61	base $-102	+0.5pp $-143	+1.0pp $-185

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: $40,000
• Closing costs: $4,800
• 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	25d	1	1.32mi

Listing history 22 events

1. 2026-05-09
   status Pending
2. 2026-04-28
   listed $160,000 Active
3. 2026-04-01
   soldstatus $160,000
4. 2026-03-31
   soldstatus $159,900 Closed 743-char remark

   Show marketing remark (743 chars)

   Charming 2-bedroom, 2-full-bath home with 2 living areas, conveniently located near downtown Bartlesville! This home has been thoughtfully updated since 2023 with fresh interior and exterior paint, quartz countertops, sink, fixtures, appliances, and new kitchen flooring. Enjoy custom blinds throughout, a completely refurbished primary bathroom featuring a frameless glass corner shower, quartz countertop, and new tile flooring, plus a beautifully updated second bath with new tub surround and tile. Additional updates include freshly painted front and back porches, a remote garage door opener, new lighting throughout, and 3 new ceiling fans. Perfect blend of style, comfort, and convenience—don’t miss this move-in ready home!

5. 2026-02-09
   status Pending 743-char remark

   Show marketing remark (743 chars)

   Charming 2-bedroom, 2-full-bath home with 2 living areas, conveniently located near downtown Bartlesville! This home has been thoughtfully updated since 2023 with fresh interior and exterior paint, quartz countertops, sink, fixtures, appliances, and new kitchen flooring. Enjoy custom blinds throughout, a completely refurbished primary bathroom featuring a frameless glass corner shower, quartz countertop, and new tile flooring, plus a beautifully updated second bath with new tub surround and tile. Additional updates include freshly painted front and back porches, a remote garage door opener, new lighting throughout, and 3 new ceiling fans. Perfect blend of style, comfort, and convenience—don’t miss this move-in ready home!

6. 2026-02-06
   listed $159,900 Active 743-char remark

   Show marketing remark (743 chars)

   Charming 2-bedroom, 2-full-bath home with 2 living areas, conveniently located near downtown Bartlesville! This home has been thoughtfully updated since 2023 with fresh interior and exterior paint, quartz countertops, sink, fixtures, appliances, and new kitchen flooring. Enjoy custom blinds throughout, a completely refurbished primary bathroom featuring a frameless glass corner shower, quartz countertop, and new tile flooring, plus a beautifully updated second bath with new tub surround and tile. Additional updates include freshly painted front and back porches, a remote garage door opener, new lighting throughout, and 3 new ceiling fans. Perfect blend of style, comfort, and convenience—don’t miss this move-in ready home!

7. 2023-01-23
   soldstatus $106,000
8. 2023-01-20
   soldstatus $106,000 Closed 270-char remark

   Show marketing remark (270 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER! Beautiful hardwood floors & built in dining room cabinets! Large back yard. Two spacious bedrooms and two baths. Two living areas plus a laundry room inside!! Cute home but needs a coat of paint & some love!

9. 2022-12-23
   status Pending 270-char remark

   Show marketing remark (270 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER! Beautiful hardwood floors & built in dining room cabinets! Large back yard. Two spacious bedrooms and two baths. Two living areas plus a laundry room inside!! Cute home but needs a coat of paint & some love!

10. 2022-12-14
    status Active 270-char remark

    Show marketing remark (270 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER! Beautiful hardwood floors & built in dining room cabinets! Large back yard. Two spacious bedrooms and two baths. Two living areas plus a laundry room inside!! Cute home but needs a coat of paint & some love!

11. 2022-12-08
    status Pending 270-char remark

    Show marketing remark (270 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER! Beautiful hardwood floors & built in dining room cabinets! Large back yard. Two spacious bedrooms and two baths. Two living areas plus a laundry room inside!! Cute home but needs a coat of paint & some love!

12. 2022-11-09
    status Active 270-char remark

    Show marketing remark (270 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER! Beautiful hardwood floors & built in dining room cabinets! Large back yard. Two spacious bedrooms and two baths. Two living areas plus a laundry room inside!! Cute home but needs a coat of paint & some love!

13. 2022-08-12
    status Pending 270-char remark

    Show marketing remark (270 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER! Beautiful hardwood floors & built in dining room cabinets! Large back yard. Two spacious bedrooms and two baths. Two living areas plus a laundry room inside!! Cute home but needs a coat of paint & some love!

14. 2022-08-12
    historical 270-char remark

    Show marketing remark (270 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER! Beautiful hardwood floors & built in dining room cabinets! Large back yard. Two spacious bedrooms and two baths. Two living areas plus a laundry room inside!! Cute home but needs a coat of paint & some love!

15. 2022-08-03
    listed $106,000 Active 270-char remark

    Show marketing remark (270 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER! Beautiful hardwood floors & built in dining room cabinets! Large back yard. Two spacious bedrooms and two baths. Two living areas plus a laundry room inside!! Cute home but needs a coat of paint & some love!

16. 2006-11-29
    soldstatus $69,500
17. 2006-11-27
    soldstatus $74,900
18. 2006-10-18
    historical
19. 2006-09-15
    listed $74,900
20. 2001-10-18
    soldstatus $52,500
21. 2001-08-29
    listed $52,500
22. 1999-03-18
    soldstatus $25,000

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$66/yr (+$6/mo · 4.8%)

ⓘ 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: $13,952
• − Mortgage interest: −$8,962
• − Property taxes: −$1,374
• − Insurance: −$800
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$4,655
• Taxable loss: −$4,072
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $-244/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

+540.0% since first listed

22 events — show timeline

• 2026-05-09 Pending — MLS Technology, Inc.
• 2026-04-28 Listed $160,000 MLS Technology, Inc.
• 2026-04-01 Sold (Public Records) $160,000 Public Records
• 2026-03-31 Sold (MLS) $159,900 MLS Technology, Inc.
• 2026-02-09 Pending — MLS Technology, Inc.
• 2026-02-06 Listed $159,900 MLS Technology, Inc.
• 2023-01-23 Sold (Public Records) $106,000 Public Records
• 2023-01-20 Sold (MLS) $106,000 MLS Technology, Inc.
• 2022-12-23 Pending — MLS Technology, Inc.
• 2022-12-14 Relisted — MLS Technology, Inc.
• 2022-12-08 Pending — MLS Technology, Inc.
• 2022-11-09 Relisted — MLS Technology, Inc.
• 2022-08-12 Pending — MLS Technology, Inc.
• 2022-08-12 Listing Removed — MLS Technology, Inc.
• 2022-08-03 Listed $106,000 MLS Technology, Inc.
• 2006-11-29 Sold (Public Records) $69,500 Public Records
• 2006-11-27 Sold (MLS) $74,900 MLS Technology, Inc.
• 2006-10-18 Listing Removed — MLS Technology, Inc.
• 2006-09-15 Listed $74,900 MLS Technology, Inc.
• 2001-10-18 Sold (Public Records) $52,500 Public Records
• 2001-08-29 Listed $52,500 MLS Technology, Inc.
• 1999-03-18 Sold (Public Records) $25,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,374 · -9.5% YoY. Source: county tax records.