2076 Southview Ave · Bartlesville, OK 74003

$145,000

3 bd · 1.5 ba · 2,168 sqft · SingleFamily public records · 9 Days on market

Built 1950 3.93 ac lot Est $217k · 33% 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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled on approximately 3.93 wooded acres near Bartlesville, this unique property offers the rare combination of privacy, seclusion, and convenient access to town amenities. The horse-friendly acreage provides plenty of room to enjoy the outdoors while maintaining the comfort of in-town living. The home features a versatile split-style floor plan with 4 bedrooms, 3 bathrooms, multiple living areas, a finished basement, bonus room, and ample space for family gatherings and entertaining. Mature trees surround the property, creating a peaceful setting with abundant wildlife and natural beauty. While the home could benefit from repairs, updates, and personal touches, it offers tremendous poten

Key facts

• Bonus room
• Wooded acres
• Finished basement

Tags

• WOODED ACRES
• HORSE FRIENDLY ACREAGE
• MULTIPLE LIVING AREAS
• FINISHED BASEMENT
• BONUS ROOM
• MATURE TREES

Property features AI

Finance

• Financial info: Annual tax amount available (not included per instructions)
• HOA & community: Gutters noted as community/maintenance feature

Exterior

• Parking: Attached garage with 1 garage space; Carport; Boat and RV parking access; Workshop and storage in garage; Circular driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Faces west; Basement foundation
• Construction: Brick, vinyl siding and wood-frame construction; Asphalt fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Deck, patio and porch; Chain link and partial cross fencing; Mature trees and wooded lot; Horses allowed

Interior

• Kitchen: Oven; Kitchen with laminate counters
• Bedrooms: Master bedroom on the first floor with separate closets; Multiple basement bedrooms with private baths; Additional first-floor bedroom
• Flooring: Carpet; Hardwood; Laminate; Tile
• Bathrooms: Two full bathrooms and one half bathroom; Basement master full bath; Hall full bath on the first floor; Bedrooms with private bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning; Gas water heater
• Interior features: Aluminum-framed windows; Storm doors; Laminate counters; Cable TV ready; Ceiling fans; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Interior utility room (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-61 ($-727/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (17.1% below list).
• Recommended offer: $120k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Bartlesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 31% 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,202 (17.1% 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. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $216,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2074 S Osage Ave	0.07mi	3/2.5	2,060 (-5%)	11mo	$180,000	$87	76
2095 S Osage Ave	0.11mi	4/2.0 (+1)	2,327 (+7%)	6mo	$179,900	$77	70
1732 S Dewey	0.48mi	3/2.5	2,110 (-3%)	2mo	$245,000	$116	68
1829 S Dewey Ave	0.38mi	3/2.0	2,090 (-4%)	12mo	$209,000	$100	64
2081 Osage Ave	0.10mi	3/2.5	1,843 (-15%)	4mo	$204,000	$111	62
2045 S Osage Ave	0.13mi	3/2.0	1,923 (-11%)	18mo	$195,000	$101	59
1604 S Johnstone Ave	0.66mi	3/3.0	2,134 (-2%)	18mo	$215,000	$101	45
1616 S Dewey Ave	0.62mi	4/2.0 (+1)	2,203 (+2%)	21mo	$131,000	$59	44
1625 Cherokee Pl	0.61mi	3/2.5	2,398 (+11%)	8mo	$130,969	$55	43
1601 Cherokee Pl	0.67mi	3/2.0	1,990 (-8%)	14mo	$175,000	$88	41
1524 S Johnstone Ave	0.75mi	3/2.0	1,894 (-13%)	3mo	$208,300	$110	40
512 W 20th St	0.57mi	4/2.5 (+1)	2,467 (+14%)	4mo	$179,000	$73	38

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $75,137
• Equity at exit: $130,627

10-year hold

• IRR: 20.5%
• Equity multiple: 6.53×
• Total profit: $224,346
• Equity at exit: $281,703

Cash invested: $40,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-61

Break-even live

Break-even rent $1,279

Max offer price $134,304

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $145,000 Active 9 DOM
2. 2026-06-18
   days on market $145,000 Active 8 DOM
3. 2026-06-17
   days on market $145,000 Active 7 DOM
4. 2026-06-16
   days on market $145,000 Active 6 DOM
5. 2026-06-15
   days on market $145,000 Active 5 DOM
6. 2026-06-14
   days on market $145,000 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $145,000 Active 2 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: $2,272 · $189/mo
• Projected year-2 tax: $2,272 · $189/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,424
• − Mortgage interest: −$8,122
• − Property taxes: −$2,272
• − Insurance: −$725
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$4,218
• Taxable loss: −$3,221
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $46/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

+9.8% since first listed

18 events — show timeline

• 2026-06-08 Listed $145,000 MLS Technology, Inc.
• 2025-10-14 Relisted — MLS Technology, Inc.
• 2025-09-07 Listing Removed — MLS Technology, Inc.
• 2025-07-08 Pending — MLS Technology, Inc.
• 2025-06-20 Price Changed $150,000 MLS Technology, Inc.
• 2025-05-15 Price Changed $199,000 MLS Technology, Inc.
• 2025-04-23 Price Changed $220,000 MLS Technology, Inc.
• 2025-03-07 Listed $240,000 MLS Technology, Inc.
• 2019-04-15 Listing Removed — MLS Technology, Inc.
• 2019-01-10 Price Changed $179,900 MLS Technology, Inc.
• 2018-12-05 Price Changed $159,900 MLS Technology, Inc.
• 2018-11-20 Price Changed $169,900 MLS Technology, Inc.
• 2018-10-15 Listed $179,900 MLS Technology, Inc.
• 2007-10-25 Sold (Public Records) $157,000 Public Records
• 2005-06-30 Sold (Public Records) $132,000 Public Records
• 2005-06-23 Sold (MLS) $132,000 MLS Technology, Inc.
• 2005-05-18 Listing Removed — MLS Technology, Inc.
• 2005-05-17 Listed $132,000 MLS Technology, Inc.

Property tax history

-0.1%/yr

Latest (2025): $2,272 · +0.0% YoY. Source: county tax records.