321 N Seminole Ave · Bartlesville, OK 74003

$49,000

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 17 Days on market

Built 1940 0.43 ac lot Est $62k · 21% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lots of possibilities - Main house has great man cave with stone floors, newer windows, pedestal sink in bath, inside utility, open floor plan, carport. Additional 1 bedroom, 1 bath home along with 2 storage buildings.

Key facts

• 0.43 acre lot
• Built 1940
• Listed 17 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick and block construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Deck; Storage; Workshop; Full privacy fencing; Mature trees

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heating; Window cooling unit(s)
• Interior features: Dry bar; Laminate counters; Ceiling fan(s); Storm door(s); Vinyl windows
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.6% 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; 1 comparable units currently listed for rent nearby; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $5k of equity ($339 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $50k (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.57% ✓
• Cap rate: 21.57%
• Cash-on-cash: 54.58%
• DSCR: 3.43
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $61,904
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 N Theodore Ave	0.30mi	3/2.0	1,107 (-5%)	8mo	$40,000	$36	71
811 NW Lupa St	0.10mi	3/1.0	1,092 (-6%)	12mo	$40,500	$37	70
1115 Cudahy St	0.27mi	2/2.0 (-1)	1,183 (+1%)	18mo	$102,850	$87	65
116 S Seminole Ave	0.38mi	2/1.0 (-1)	1,128 (-3%)	6mo	$60,000	$53	63
509 N Woodrow Ave	0.20mi	2/1.0 (-1)	1,289 (+10%)	8mo	$94,500	$73	58
706 Herrick St	0.12mi	2/1.0 (-1)	1,248 (+7%)	21mo	$55,000	$44	56
1101 SW Frank Phillips Blvd	0.49mi	4/2.0 (+1)	1,284 (+10%)	4mo	$125,000	$97	52
408 Mercedes Ave	0.60mi	2/1.0 (-1)	1,167 (-0%)	16mo	$15,000	$13	49

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: 37.3%
• Equity multiple: 3.88×
• Total profit: $39,562
• Equity at exit: $44,143

10-year hold

• IRR: 32.3%
• Equity multiple: 8.81×
• Total profit: $107,212
• Equity at exit: $95,196

Cash invested: $13,720 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $197

Break-even live

Break-even rent $1,008

Max offer price $49,000

Occupancy floor 79%

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: $12,250
• Closing costs: $1,470
• 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	23d	1	0.99mi

Listing history 9 events

1. 2026-05-23
   price $49,000
2. 2026-05-14
   price $74,900
3. 2026-05-11
   listed $99,000 Active
4. 2015-05-14
   soldstatus $65,000
5. 2015-05-13
   soldstatus $65,000 218-char remark

   Show marketing remark (218 chars)

   Lots of possibilities - Main house has great man cave with stone floors, newer windows, pedestal sink in bath, inside utility, open floor plan, carport. Additional 1 bedroom, 1 bath home along with 2 storage buildings.

6. 2015-03-19
   listed $65,000 218-char remark

   Show marketing remark (218 chars)

   Lots of possibilities - Main house has great man cave with stone floors, newer windows, pedestal sink in bath, inside utility, open floor plan, carport. Additional 1 bedroom, 1 bath home along with 2 storage buildings.

7. 2015-03-19
   historical

   Show marketing remark (218 chars)

   Lots of possibilities - Main house has great man cave with stone floors, newer windows, pedestal sink in bath, inside utility, open floor plan, carport. Additional 1 bedroom, 1 bath home along with 2 storage buildings.

8. 2014-09-19
   listed $68,000
9. 1993-10-13
   soldstatus $12,000

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,110 · $92/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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,097
• − Mortgage interest: −$2,745
• − Property taxes: −$1,110
• − Insurance: −$5,364
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$1,425
• Taxable income: $2,037
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $1,880/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

+308.3% since first listed

9 events — show timeline

• 2026-05-23 Price Changed $49,000 MLS Technology, Inc.
• 2026-05-14 Price Changed $74,900 MLS Technology, Inc.
• 2026-05-11 Listed $99,000 MLS Technology, Inc.
• 2015-05-14 Sold (Public Records) $65,000 Public Records
• 2015-05-13 Sold (MLS) $65,000 MLS Technology, Inc.
• 2015-03-19 Listing Removed — MLS Technology, Inc.
• 2015-03-19 Listed $65,000 MLS Technology, Inc.
• 2014-09-19 Listed $68,000 MLS Technology, Inc.
• 1993-10-13 Sold (Public Records) $12,000 Public Records

Property tax history

+24.4%/yr

Latest (2025): $1,110 · +1.8% YoY. Source: county tax records.