1309 S Oak Ave · Bartlesville, OK 74003

$13,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 73 Days on market

Built 1952 6,250 sqft lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedrooms 1 bath bungalow, covered front porch. Located in Bartlesville school district. Investors special!

Key facts

• Covered front porch
• 6,250 sq ft lot
• Built 1952

Tags

• COVERED FRONT PORCH
• BARTLESVILLE SCHOOL DISTRICT

Property features AI

Finance

• Other: Lot measures approximately 0.143 acres
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Parking details not specified
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: HardiPlank siding and wood frame construction; Asphalt/fiberglass roof; Built year per public records (year not specified)
• Exterior features: Porch; Privacy fencing; No additional exterior features listed

Interior

• Kitchen: Laminate counters listed (no other kitchen appliances specified)
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not specified
• Interior features: Wood window frames; Laminate countertops; No additional interior amenities listed
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $13k (6.0% below list) — sets the bar for market timing.
• Cap rate 84.1% 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 $1k of equity ($96 loan paydown + $1k 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $13,066 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 9.02% ✓
• Cap rate: 84.10%
• Cash-on-cash: 277.89%
• DSCR: 13.36
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $76,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 S Armstrong Ave	0.23mi	2/1.0 (-1)	1,125 (+4%)	4mo	$30,500	$27	74
1424 S Penn Ave	0.22mi	3/1.0	1,016 (-6%)	10mo	$106,950	$105	72
1562 S Hickory Ave	0.40mi	3/1.0	1,145 (+6%)	3mo	$47,000	$41	69
1548 S Oak Ave	0.38mi	3/1.0	1,046 (-3%)	10mo	$60,000	$57	69
1326 S Armstrong Ave	0.20mi	3/1.0	1,232 (+14%)	6mo	$104,166	$85	62
1600 S Elm Ave	0.49mi	3/1.0	1,184 (+10%)	6mo	$84,000	$71	56
1623 SW Jennings	0.49mi	2/1.0 (-1)	976 (-10%)	1mo	$31,500	$32	56
1409 S Osage Ave	0.57mi	2/1.0 (-1)	1,014 (-6%)	5mo	$94,995	$94	54
1835 S Armstrong Ave	0.69mi	2/1.0 (-1)	1,050 (-3%)	7mo	$110,900	$106	53
1635 S Maple Ave	0.51mi	2/1.0 (-1)	1,192 (+10%)	2mo	$85,000	$71	52
1601 Colorado Ave	0.58mi	3/1.0	944 (-13%)	0mo	$38,000	$40	52
1213 SE Delaware	0.71mi	3/1.0	1,200 (+11%)	10mo	$116,000	$97	40

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: —
• Equity multiple: 17.70×
• Total profit: $64,990
• Equity at exit: $12,522

10-year hold

• IRR: —
• Equity multiple: 38.58×
• Total profit: $146,271
• Equity at exit: $27,005

Cash invested: $3,892 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$73
• Tax from tax record: −$11 /mo · $132/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $901

Break-even live

Break-even rent $114

Max offer price $13,900

Occupancy floor 23%

Sensitivity live

Price	-10% $909	-5% $905	+0% $901	+5% $897	+10% $893
Rent	-10% $802	-5% $852	+0% $901	+5% $951	+10% $1,000
Rate	-1.0pp $908	-0.5pp $905	base $901	+0.5pp $898	+1.0pp $894

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: $3,475
• Closing costs: $417
• 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	24d	1	0.56mi

Listing history 27 events

1. 2026-06-19
   days on market $13,900 Active 73 DOM
2. 2026-06-18
   days on market $13,900 Active 72 DOM
3. 2026-06-17
   days on market $13,900 Active 71 DOM
4. 2026-06-16
   days on market $13,900 Active 70 DOM
5. 2026-06-15
   days on market $13,900 Active 69 DOM
6. 2026-06-14
   days on market $13,900 Active 67 DOM
7. 2026-06-12
   days on market $13,900 Active 66 DOM
8. 2026-06-09
   days on market $13,900 Active 63 DOM
9. 2026-06-08
   days on market $13,900 Active 62 DOM
10. 2026-06-07
    days on market $13,900 Active 61 DOM
11. 2026-06-05
    days on market $13,900 Active 58 DOM
12. 2026-06-03
    days on market $13,900 Active 57 DOM
13. 2026-06-02
    days on market $13,900 Active 56 DOM
14. 2026-06-01
    days on market $13,900 Active 55 DOM
15. 2026-05-31
    days on market $13,900 Active 54 DOM
16. 2026-05-30
    days on market $13,900 Active 53 DOM
17. 2026-04-07
    listed $13,900 Active
18. 2026-03-19
    historical
19. 2026-03-17
    status Active
20. 2026-02-09
    historical
21. 2025-10-23
    price $15,900
22. 2025-09-17
    price $19,900
23. 2025-07-22
    price $24,900
24. 2025-06-16
    price $29,900
25. 2025-05-26
    price $34,900
26. 2025-05-19
    listed $43,900 Active
27. 2001-02-09
    soldstatus $14,000

ⓘ 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: $132 · $11/mo
• Projected year-2 tax: $132 · $11/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 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: $15,053
• − Mortgage interest: −$779
• − Property taxes: −$132
• − Insurance: −$70
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$404
• Taxable income: $11,260
• Est. tax owed @ 24.0%: −$2,702
• After-tax cash flow: $8,113/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

-0.7% since first listed

11 events — show timeline

• 2026-04-07 Listed $13,900 MLS Technology, Inc.
• 2026-03-19 Listing Removed — MLS Technology, Inc.
• 2026-03-17 Relisted — MLS Technology, Inc.
• 2026-02-09 Listing Removed — MLS Technology, Inc.
• 2025-10-23 Price Changed $15,900 MLS Technology, Inc.
• 2025-09-17 Price Changed $19,900 MLS Technology, Inc.
• 2025-07-22 Price Changed $24,900 MLS Technology, Inc.
• 2025-06-16 Price Changed $29,900 MLS Technology, Inc.
• 2025-05-26 Price Changed $34,900 MLS Technology, Inc.
• 2025-05-19 Listed $43,900 MLS Technology, Inc.
• 2001-02-09 Sold (Public Records) $14,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $132 · +3.1% YoY. Source: county tax records.