522 Highland Dr · Bartlesville, OK 74003

$109,950

3 bd · 1.5 ba · 1,158 sqft · SingleFamily public records · 64 Days on market

Built 1983 7,500 sqft lot Est $102k · 8% over

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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 +20.7/30.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• ARV discount +3.9/15.0
• 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

Remodeled brick home in Oak Park Village. Oak Park School district. 3 bedrooms, 2 baths, 1 car garage. Fenced & all new: appliances, light fixtures, flooring, faucets, toilets, vanity tops, roof, A/C heating duct work, privacy fencing, IN/OUT painting, & gutters. Allowance for windows at closing.

Key facts

• Updates completed
• Roof
• Spacious living area

Tags

• BRICK HOME
• SPACIOUS LIVING AREA
• FULLY FENCED BACKYARD
• PRIVACY FENCING
• UPDATES COMPLETED
• ROOF

Property features AI

Finance

• HOA & community: Gutters listed as a community feature

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story property; Brick and wood frame construction; Slab foundation
• Construction: Built (year per public records); Brick and wood frame construction
• Exterior features: Rain gutters; Chain link and privacy fencing; Lot approximately 0.172 acre; Faces west

Interior

• Kitchen: Mini-kitchen; Oven; Range/Stove
• Bedrooms: Master bedroom with private bath and separate closets (first level); Bedrooms with walk-in closets (first level); Additional bedroom(s) (first level)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Hall bath (first level); Master bath with half bath configuration noted (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum-framed windows; Concrete and laminate counters; Electric oven and range connections; Other interior features
• Laundry & utility: Inside utility room (first level); Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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-, 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: Woodrow Wilson Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 560 students, 0% FRL); Madison Ms (math 19% / reading 23%, grade F, #149 of 345 statewide, top 44%, 732 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: 137 active listings in the ZIP; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $12k of equity ($760 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $103,353 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $101,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Highland Dr	0.08mi	3/1.5	1,162 (+0%)	2mo	$83,000	$71	94
504 Highland Dr	0.10mi	3/1.5	1,154 (-0%)	1mo	$60,000	$52	94
520 Highland Dr	0.01mi	4/1.5 (+1)	1,149 (-1%)	4mo	$135,000	$117	90
522 Lindenwood Dr	0.07mi	3/1.5	1,070 (-8%)	2mo	$83,000	$78	83
705 Palmetto Rd	0.21mi	3/2.0	1,144 (-1%)	5mo	$120,000	$105	82
430 NW Highland	0.19mi	3/1.0	1,138 (-2%)	6mo	$100,000	$88	82
709 Brentwood Rd	0.29mi	2/1.5 (-1)	1,141 (-2%)	2mo	$132,000	$116	78
409 Highland Dr	0.28mi	3/1.5	1,100 (-5%)	3mo	$80,000	$73	76
402 Lahoma	0.38mi	3/1.5	1,233 (+6%)	1mo	$107,500	$87	70
421 NW Oak Park Rd	0.38mi	3/2.0	1,222 (+6%)	2mo	$115,000	$94	69
127 Forrest Park Rd	0.45mi	3/1.0	1,073 (-7%)	3mo	$82,500	$77	62
102 Parkview Dr	0.62mi	3/1.0	1,085 (-6%)	4mo	$123,500	$114	56

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: 28.5%
• Equity multiple: 3.25×
• Total profit: $69,420
• Equity at exit: $99,052

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $197,025
• Equity at exit: $213,609

Cash invested: $30,786 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $149

Break-even live

Break-even rent $996

Max offer price $109,950

Occupancy floor 82%

Sensitivity live

Price	-10% $211	-5% $180	+0% $149	+5% $118	+10% $87
Rent	-10% $56	-5% $102	+0% $149	+5% $196	+10% $243
Rate	-1.0pp $205	-0.5pp $177	base $149	+0.5pp $121	+1.0pp $92

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: $27,488
• Closing costs: $3,298
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $109,950 Active 64 DOM
2. 2026-06-18
   days on market $109,950 Active 63 DOM
3. 2026-06-17
   days on market $109,950 Active 62 DOM
4. 2026-06-16
   days on market $109,950 Active 61 DOM
5. 2026-06-15
   days on market $109,950 Active 60 DOM
6. 2026-06-14
   days on market $109,950 Active 58 DOM
7. 2026-06-12
   days on market $109,950 Active 57 DOM
8. 2026-06-09
   days on market $109,950 Active 54 DOM
9. 2026-06-08
   days on market $109,950 Active 53 DOM
10. 2026-06-07
    days on market $109,950 Active 52 DOM
11. 2026-06-05
    days on market $109,950 Active 49 DOM
12. 2026-06-03
    days on market $109,950 Active 48 DOM
13. 2026-06-02
    days on market $109,950 Active 47 DOM
14. 2026-06-01
    days on market $109,950 Active 46 DOM
15. 2026-05-31
    days on market $109,950 Active 45 DOM
16. 2026-05-30
    days on market $109,950 Active 44 DOM
17. 2026-05-23
    price $109,950
18. 2026-04-15
    listed $129,950 Active
19. 2022-05-11
    soldstatus $144,000
20. 2022-05-06
    soldstatus $143,000 Closed 308-char remark

    Show marketing remark (308 chars)

    Remodeled brick home in Oak Park Village. Oak Park School district. 3 bedrooms, 2 baths, 1 car garage. Fenced & all new: appliances, light fixtures, flooring, faucets, toilets, vanity tops, roof, A/C heating duct work, privacy fencing, IN/OUT painting, & gutters. Allowance for windows at closing.

21. 2022-04-22
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Remodeled brick home in Oak Park Village. Oak Park School district. 3 bedrooms, 2 baths, 1 car garage. Fenced & all new: appliances, light fixtures, flooring, faucets, toilets, vanity tops, roof, A/C heating duct work, privacy fencing, IN/OUT painting, & gutters. Allowance for windows at closing.

22. 2022-03-25
    listed $149,900 Active 308-char remark

    Show marketing remark (308 chars)

    Remodeled brick home in Oak Park Village. Oak Park School district. 3 bedrooms, 2 baths, 1 car garage. Fenced & all new: appliances, light fixtures, flooring, faucets, toilets, vanity tops, roof, A/C heating duct work, privacy fencing, IN/OUT painting, & gutters. Allowance for windows at closing.

23. 2022-02-11
    soldstatus $70,000 Closed 207-char remark

    Show marketing remark (207 chars)

    Check out this cute brick home just waiting for your touches!! This home features 3 bedrooms, 1.5 baths, 1 car garage and fenced back yard. Needs some TLC. HUD Properties are sold AS IS. HUD case #422-333277

24. 2021-12-30
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Check out this cute brick home just waiting for your touches!! This home features 3 bedrooms, 1.5 baths, 1 car garage and fenced back yard. Needs some TLC. HUD Properties are sold AS IS. HUD case #422-333277

25. 2021-12-14
    listed $55,000 Active 207-char remark

    Show marketing remark (207 chars)

    Check out this cute brick home just waiting for your touches!! This home features 3 bedrooms, 1.5 baths, 1 car garage and fenced back yard. Needs some TLC. HUD Properties are sold AS IS. HUD case #422-333277

26. 2014-01-01
    historical
27. 2013-08-27
    listed $78,000
28. 2012-07-06
    soldstatus $64,000

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $1,970 · $164/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°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: $14,215
• − Mortgage interest: −$6,159
• − Property taxes: −$1,970
• − Insurance: −$550
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$3,199
• Taxable income: $63
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,776/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

+71.8% since first listed

12 events — show timeline

• 2026-05-23 Price Changed $109,950 MLS Technology, Inc.
• 2026-04-15 Listed $129,950 MLS Technology, Inc.
• 2022-05-11 Sold (Public Records) $144,000 Public Records
• 2022-05-06 Sold (MLS) $143,000 MLS Technology, Inc.
• 2022-04-22 Pending — MLS Technology, Inc.
• 2022-03-25 Listed $149,900 MLS Technology, Inc.
• 2022-02-11 Sold (MLS) $70,000 MLS Technology, Inc.
• 2021-12-30 Pending — MLS Technology, Inc.
• 2021-12-14 Listed $55,000 MLS Technology, Inc.
• 2014-01-01 Listing Removed — MLS Technology, Inc.
• 2013-08-27 Listed $78,000 MLS Technology, Inc.
• 2012-07-06 Sold (Public Records) $64,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,970 · -1.3% YoY. Source: county tax records.