833 Winding Way · Bartlesville, OK 74006

$220,000

4 bd · 2.5 ba · 2,172 sqft · SingleFamily public records · 15 Days on market

Built 1963 0.25 ac lot Est $232k · 5% under ↓ 4% since listing

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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).

• Cash flow +18.2/30.0
• ARV discount +9.9/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• 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

Stunning home on a spacious lot with plenty of room to relax and entertain! Features include 3 bedrooms, 2 full baths, and 1 half bath, along with 2 living areas. Freshly painted interiors and a brand-new roof installed in 2024. Enjoy the expansive backyard from the large deck. Wayside School District, easy access to shopping and commerce. Selling as is.

Key facts

• 0.25 acre lot
• Built 1963
• Listed 15 days

Property features AI

Exterior

• Home design: House
• Construction: 2,172 square feet living area
• Exterior features: Quarter-acre lot

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (7.4% below list).
• Recommended offer: $204k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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-, 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: Wayside Es (math 56% / reading 49%, grade C-, #33 of 845 statewide, top 4%, 694 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: 231 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 15 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: moderate 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 $203,630 (7.4% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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?
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: 0.93% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $232,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 Winding Way	0.00mi	3/2.5 (-1)	2,172 (0%)	14mo	$195,000	$90	83
1131 Brookside Pkwy	0.12mi	3/2.5 (-1)	2,064 (-5%)	11mo	$219,900	$107	72
3321 Woodland Rd	0.23mi	4/3.0	2,359 (+9%)	3mo	$225,000	$95	70
3409 Willowood Dr	0.30mi	3/2.5 (-1)	2,086 (-4%)	10mo	$222,222	$107	66
1405 Brookside Pkwy	0.37mi	4/2.5	1,949 (-10%)	8mo	$252,500	$130	59
938 Briarwood Dr	0.33mi	4/2.5	2,450 (+13%)	11mo	$237,500	$97	54
1413 Cedar St	0.58mi	4/2.5	2,331 (+7%)	13mo	$269,000	$115	50
3717 Ravenwood Dr	0.59mi	4/3.5	2,402 (+11%)	1mo	$180,000	$75	50
2900 Ridge Ct	0.37mi	3/2.0 (-1)	1,899 (-13%)	8mo	$209,900	$111	48
2613 Oakdale Dr	0.59mi	4/2.5	1,901 (-12%)	6mo	$225,000	$118	46
2908 Sheridan Rd	0.66mi	3/2.0 (-1)	1,979 (-9%)	4mo	$90,000	$45	44
904 Briarwood Dr	0.39mi	4/3.0	2,470 (+14%)	16mo	$250,000	$101	44

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-23,051
• Equity at exit: $32,803

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,952
• Equity at exit: $19,022

Cash invested: $61,600 (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 74006

• Home prices YoY: -33.2%
• Active inventory: 231
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $198

Break-even live

Break-even rent $1,785

Max offer price $220,000

Occupancy floor 85%

Sensitivity live

Price	-10% $323	-5% $261	+0% $198	+5% $136	+10% $74
Rent	-10% $38	-5% $118	+0% $198	+5% $279	+10% $359
Rate	-1.0pp $309	-0.5pp $254	base $198	+0.5pp $141	+1.0pp $83

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Sheridan Rd Bartlesville, OK	3.0	3.0	2400	$1,400	$0.58	25d	1	0.73mi
3117 Stonewall Dr Bartlesville, OK	4.0	3.0	1977	$2,950	$1.49	3d	1	1.20mi

Listing history 11 events

1. 2026-06-19
   days on market $220,000 Active 15 DOM
2. 2026-06-18
   days on market $220,000 Active 14 DOM
3. 2026-06-17
   days on market $220,000 Active 13 DOM
4. 2026-06-16
   days on market $220,000 Active 12 DOM
5. 2026-06-15
   days on market $220,000 Active 11 DOM
6. 2026-06-14
   days on market $220,000 Active 9 DOM
7. 2026-06-12
   days on market $220,000 Active 8 DOM
8. 2026-06-09
   days on market $220,000 Active 5 DOM
9. 2026-06-08
   days on market $220,000 Active 4 DOM
10. 2026-06-07
    days on market $220,000 Active 3 DOM
11. 2026-06-05
    listed $220,000 Active 1 DOM

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

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $1,979 · $165/mo
• Projected year-2 tax: $1,980 · $165/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 17 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: $24,436
• − Mortgage interest: −$12,323
• − Property taxes: −$1,979
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$6,400
• Taxable loss: −$1,277
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $2,687/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

-3.7% since first listed

6 events — show timeline

• 2026-06-04 Listed $220,000 ForSaleByOwner.com
• 2025-04-28 Sold (Public Records) $195,000 Public Records
• 2025-04-22 Sold (MLS) $195,000 MLS Technology, Inc.
• 2025-03-22 Pending — MLS Technology, Inc.
• 2025-01-28 Price Changed $219,900 MLS Technology, Inc.
• 2024-12-28 Listed $228,500 MLS Technology, Inc.

Property tax history

+3.6%/yr

Latest (2025): $1,979 · +1.8% YoY. Source: county tax records.