241 NE Myers Ave · Bartlesville, OK 74006

$115,000

3 bd · 1.5 ba · 1,337 sqft · SingleFamily public records · 15 Days on market

Built 1960 0.27 ac lot Est $138k · 16% under ↓ 15% since listing

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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 +29.0/30.0
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming full-brick home offering 2–3 bedrooms or 2 living areas, giving you flexible space to fit your needs! Inside, you’ll love the beautifully preserved vintage turquoise tile in the bathroom, adding a touch of character to this well-maintained property. Updated interior paint. Home includes an inside utility area with washer and dryer to remain. Additional features include attic storage, guttering, and a convenient carport. The large backyard provides a storm cellar and plenty of room to enjoy the outdoors. Home is being sold as is. INVESTORS WELCOMED!!

Key facts

• Full-brick home
• Inside utility area
• Attic storage

Tags

• FULL-BRICK HOME
• VINTAGE TURQUOISE TILE
• INSIDE UTILITY AREA
• ATTIC STORAGE
• STORM CELLAR
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: Gutter(s) noted as a community/maintenance feature

Exterior

• Parking: Attached 2-car garage; Carport
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Rain gutters; Storage structure; Chain link fencing; Storm shelter

Interior

• Kitchen: Gas range connection; Gas oven connection; Oven; Range; Stove
• Bedrooms: Bedroom with private bath (first level); Master bedroom (no bath) (first level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom; Hall bath (first level)
• Heating & cooling: Central heat (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Plumbed for ice maker; Generator; Aluminum window frames; Insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.71%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $137,711
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
348 N Fenway Ave	0.26mi	3/1.0	1,356 (+1%)	5mo	$139,900	$103	80
3816 Indiana St	0.35mi	3/1.0	1,300 (-3%)	3mo	$130,000	$100	75
243 NE Elmhurst Ave	0.12mi	3/1.0	1,200 (-10%)	2mo	$125,000	$104	74
420 N Cummings Ave	0.36mi	3/2.0	1,374 (+3%)	4mo	$120,000	$87	73
4212 Michigan	0.13mi	2/1.0 (-1)	1,204 (-10%)	5mo	$92,100	$76	66
328 SE Waverly Ave	0.55mi	3/1.0	1,365 (+2%)	4mo	$144,000	$105	66
521 NE Elmhurst Ave	0.37mi	3/1.0	1,224 (-8%)	4mo	$121,997	$100	63
413 Nebraska Ct	0.25mi	3/2.0	1,504 (+12%)	4mo	$150,000	$100	62
3816 Nebraska St	0.42mi	3/1.5	1,462 (+9%)	5mo	$159,000	$109	61
429 NE Elmhurst Ave	0.18mi	2/1.0 (-1)	1,140 (-15%)	2mo	$101,000	$89	58
624 NE Fenway Ave	0.40mi	3/2.0	1,157 (-14%)	2mo	$173,000	$150	55
428 N Spruce Ave	0.45mi	3/2.0	1,505 (+13%)	2mo	$158,000	$105	54

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,523
• Equity at exit: $17,147

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $38,139
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $395

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 69%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
437 NE Myers Ave Bartlesville, OK	4.0	2.0	1405	$1,500	$1.07	12d	1	0.28mi
4714 NE Wisconsin St Bartlesville, OK	3.0	2.0	1500	$1,350	$0.90	16d	1	0.60mi
4716 NE Wisconsin St Bartlesville, OK	3.0	2.0	1161	$1,350	$1.16	24d	1	0.60mi
5610 Baylor Dr Bartlesville, OK	3.0	2.0	1407	$1,500	$1.07	3d	1	1.17mi
4715 SE Adams Blvd Unit 905D Bartlesville, OK	2.0	2.0	953	$900	$0.94	12d	1	1.29mi
5530 Colony Way Bartlesville, OK	1.0–2.0	1.0–2.5	1176	$1,399	$1.19	24d	4	1.42mi

Listing history 12 events

1. 2026-06-19
   days on market $115,000 Active 15 DOM
2. 2026-06-18
   days on market $115,000 Active 14 DOM
3. 2026-06-17
   days on market $115,000 Active 13 DOM
4. 2026-06-16
   days on market $115,000 Active 12 DOM
5. 2026-06-15
   days on market $115,000 Active 11 DOM
6. 2026-06-14
   days on market $115,000 Active 9 DOM
7. 2026-06-12
   days on market $115,000 Active 8 DOM
8. 2026-06-09
   days on market $115,000 Active 5 DOM
9. 2026-06-08
   days on market $115,000 Active 4 DOM
10. 2026-06-07
    days on market $115,000 Active 3 DOM
11. 2026-06-05
    remarks 565-char remark
12. 2026-06-05
    listed $115,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,067
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$3,345
• Taxable income: $3,089
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $3,995/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

-14.8% since first listed

6 events — show timeline

• 2026-06-03 Listed $115,000 MLS Technology, Inc.
• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-05-01 Listing Removed — MLS Technology, Inc.
• 2026-03-31 Price Changed $119,000 MLS Technology, Inc.
• 2026-02-04 Price Changed $125,900 MLS Technology, Inc.
• 2025-11-13 Listed $135,000 MLS Technology, Inc.

Property tax history

-0.1%/yr

Latest (2025): $193 · -3.0% YoY. Source: county tax records.