4006 Toledo Rd · Bartlesville, OK 74006

$165,000

3 bd · 1.0 ba · 1,776 sqft · SingleFamily public records

Built 1950 0.52 ac lot Est $229k · 28% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.0/10.0
• 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

3 bedroom 2 bathroom home on large lot in Wayside School District.

Key facts

• 0.52 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.9% 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: 231 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $103k; list at $165k implies a 60% gain — meaningful room to come down on a strong offer.

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 $165,000

Questions for the listing agent

1. Built in 1950 — 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: 1.10% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $229,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Melmart Dr	0.53mi	4/2.0 (+1)	1,785 (+0%)	2mo	$220,000	$123	64
1616 Harned Dr	0.62mi	3/2.5	1,777 (+0%)	2mo	$238,900	$134	64
1500 Harris	0.65mi	3/2.0	1,765 (-1%)	2mo	$228,500	$129	63
1869 Putnam Dr	0.42mi	4/2.0 (+1)	1,868 (+5%)	1mo	$232,500	$124	62
1512 Lariat Dr	0.57mi	3/2.0	1,655 (-7%)	1mo	$235,000	$142	57
3918 Harvey Rd	0.54mi	3/2.0	1,913 (+8%)	1mo	$210,000	$110	57
1811 Putnam	0.45mi	3/2.0	1,976 (+11%)	1mo	$250,100	$127	55
1910 Roman St	0.49mi	3/2.0	1,969 (+11%)	2mo	$289,000	$147	54
4100 Wayside Dr	0.49mi	3/2.0	1,554 (-12%)	2mo	$184,000	$118	51
3000 Loris Ln	0.75mi	3/2.0	1,662 (-6%)	1mo	$234,900	$141	50
2163 Jefferson Rd	0.65mi	3/2.0	1,587 (-11%)	0mo	$190,000	$120	48
1776 Harned Dr	0.64mi	4/2.5 (+1)	1,988 (+12%)	0mo	$300,000	$151	39

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,938
• Equity at exit: $24,602

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $25,890
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $358

Break-even live

Break-even rent $1,358

Max offer price $165,000

Occupancy floor 75%

Sensitivity live

Price	-10% $452	-5% $405	+0% $358	+5% $311	+10% $265
Rent	-10% $215	-5% $287	+0% $358	+5% $430	+10% $501
Rate	-1.0pp $441	-0.5pp $400	base $358	+0.5pp $315	+1.0pp $272

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4007 Morgan Ave Bartlesville, OK	2.0	1.0	1232	$1,295	$1.05	22d	1	0.41mi
3301 Sheridan Rd Bartlesville, OK	3.0	3.0	2400	$1,400	$0.58	25d	1	0.44mi
3117 Stonewall Dr Bartlesville, OK	4.0	3.0	1977	$2,950	$1.49	3d	1	0.60mi

Listing history 21 events

1. 2026-05-29
   historical
2. 2026-05-29
   listed $165,000
3. 2018-12-10
   soldstatus $103,000 Closed 66-char remark

   Show marketing remark (66 chars)

   3 bedroom 2 bathroom home on large lot in Wayside School District.

4. 2018-12-10
   soldstatus $103,100

   Show marketing remark (66 chars)

   3 bedroom 2 bathroom home on large lot in Wayside School District.

5. 2018-12-04
   status Pending 66-char remark

   Show marketing remark (66 chars)

   3 bedroom 2 bathroom home on large lot in Wayside School District.

6. 2018-11-26
   listed $104,900 Active 66-char remark

   Show marketing remark (66 chars)

   3 bedroom 2 bathroom home on large lot in Wayside School District.

7. 2014-10-31
   soldstatus $64,000 233-char remark

   Show marketing remark (233 chars)

   Spacious home on 1/2 acre m/l. 3 bedrooms have hardwood floors. Formal dining, large living area with fireplace & bookshelves. 2 baths both have showers. Enclosed back porch could be sunroom. Easy access to Hwy 75 and Hwy 60 E.

8. 2014-10-07
   historical 233-char remark

   Show marketing remark (233 chars)

   Spacious home on 1/2 acre m/l. 3 bedrooms have hardwood floors. Formal dining, large living area with fireplace & bookshelves. 2 baths both have showers. Enclosed back porch could be sunroom. Easy access to Hwy 75 and Hwy 60 E.

9. 2014-09-23
   listed $63,000 233-char remark

   Show marketing remark (233 chars)

   Spacious home on 1/2 acre m/l. 3 bedrooms have hardwood floors. Formal dining, large living area with fireplace & bookshelves. 2 baths both have showers. Enclosed back porch could be sunroom. Easy access to Hwy 75 and Hwy 60 E.

10. 2011-08-23
    soldstatus $99,500
11. 2011-08-22
    historical
12. 2011-08-19
    soldstatus $99,500
13. 2011-06-10
    listed $98,500
14. 2011-04-11
    historical
15. 2010-10-20
    listed $105,000
16. 2010-09-24
    historical
17. 2010-08-23
    listed $105,000
18. 2003-10-24
    soldstatus $78,775
19. 2003-10-24
    soldstatus $79,000
20. 2003-09-30
    historical
21. 2003-07-09
    listed $79,900

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,669 · $139/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 6/10 Major 7 d/yr ≥111°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,741
• − Mortgage interest: −$9,243
• − Property taxes: −$1,669
• − Insurance: −$825
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$4,800
• Taxable income: $1,726
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,884/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

+106.5% since first listed

21 events — show timeline

• 2026-05-29 Listed $165,000 MLS Technology, Inc.
• 2026-05-29 Listing Removed — MLS Technology, Inc.
• 2018-12-10 Sold (Public Records) $103,100 Public Records
• 2018-12-10 Sold (MLS) $103,000 MLS Technology, Inc.
• 2018-12-04 Pending — MLS Technology, Inc.
• 2018-11-26 Listed $104,900 MLS Technology, Inc.
• 2014-10-31 Sold (MLS) $64,000 MLS Technology, Inc.
• 2014-10-07 Listing Removed — MLS Technology, Inc.
• 2014-09-23 Listed $63,000 MLS Technology, Inc.
• 2011-08-23 Sold (Public Records) $99,500 Public Records
• 2011-08-22 Listing Removed — MLS Technology, Inc.
• 2011-08-19 Sold (MLS) $99,500 MLS Technology, Inc.
• 2011-06-10 Listed $98,500 MLS Technology, Inc.
• 2011-04-11 Listing Removed — MLS Technology, Inc.
• 2010-10-20 Listed $105,000 MLS Technology, Inc.
• 2010-09-24 Listing Removed — MLS Technology, Inc.
• 2010-08-23 Listed $105,000 MLS Technology, Inc.
• 2003-10-24 Sold (Public Records) $79,000 Public Records
• 2003-10-24 Sold (MLS) $78,775 MLS Technology, Inc.
• 2003-09-30 Listing Removed — MLS Technology, Inc.
• 2003-07-09 Listed $79,900 MLS Technology, Inc.

Property tax history

+2.5%/yr

Latest (2025): $1,669 · +1.8% YoY. Source: county tax records.