1629 S Keeler Ave · Bartlesville, OK 74003

$89,900

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 7 Days on market

Built 1925 7,650 sqft lot Est $131k · 32% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• 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

Downtown bungalow! 3 bed 1 bath living dining kitchen with brand new carpeting! Detached model A garage; great for storage. Fenced backyard.

Key facts

• Covered front porch
• Decorative fireplace
• Privacy fence

Tags

• DECORATIVE FIREPLACE
• INSIDE LAUNDRY ROOM
• COVERED FRONT PORCH
• PRIVACY FENCE
• STORAGE AREA

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Porch; Chain link full privacy fence

Interior

• Kitchen: Dishwasher; Oven/Range; Disposal; Plumbed for ice maker
• Bedrooms: Master bedroom (first level); Bedroom (first level); Bedroom (first level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom with bathtub (hall)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum frame windows; Laminate countertops; Gas range connection; Decorative fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (first level, inside, separate)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.4% 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-, 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y 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 1925 — 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 $89,900

Questions for the listing agent

1. Built in 1925 — 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. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $131,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1436 S Keeler Ave	0.23mi	3/1.0	1,434 (+0%)	1mo	$132,000	$92	88
1705 S Johnstone Ave	0.09mi	3/1.0	1,592 (+12%)	0mo	$198,000	$124	76
1801 S Santa Fe Ave	0.25mi	3/2.0	1,362 (-5%)	2mo	$160,000	$117	75
1701 S Dewey	0.14mi	3/2.0	1,319 (-8%)	8mo	$80,000	$61	70
1325 S Dewey Ave	0.43mi	3/1.5	1,484 (+4%)	4mo	$43,000	$29	68
2008 S Dewey Ave	0.45mi	3/2.0	1,408 (-1%)	6mo	$149,000	$106	67
304 E 14th St	0.44mi	3/1.5	1,336 (-6%)	2mo	$44,500	$33	65
1404 SW Jennings Ave	0.30mi	3/1.0	1,272 (-11%)	7mo	$113,500	$89	62
1856 S Armstrong Ave	0.29mi	3/2.0	1,560 (+9%)	7mo	$105,000	$67	61
1522 Colorado Ave	0.63mi	3/1.0	1,344 (-6%)	0mo	$140,000	$104	60
1643 S Oak Ave	0.34mi	4/2.0 (+1)	1,296 (-9%)	3mo	$137,500	$106	57
1326 S Armstrong Ave	0.42mi	3/1.0	1,232 (-14%)	6mo	$104,166	$85	53

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: 37.8%
• Equity multiple: 3.91×
• Total profit: $73,245
• Equity at exit: $80,989

10-year hold

• IRR: 32.5%
• Equity multiple: 8.81×
• Total profit: $196,645
• Equity at exit: $174,656

Cash invested: $25,172 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $381

Break-even live

Break-even rent $782

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $432	-5% $406	+0% $381	+5% $356	+10% $330
Rent	-10% $281	-5% $331	+0% $381	+5% $431	+10% $481
Rate	-1.0pp $426	-0.5pp $404	base $381	+0.5pp $358	+1.0pp $334

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: $22,475
• Closing costs: $2,697
• 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	0.77mi

Listing history 6 events

1. 2026-06-16
   status $89,900 Pending 7 DOM
2. 2026-06-15
   days on market $89,900 Active 7 DOM
3. 2026-06-14
   days on market $89,900 Active 5 DOM
4. 2026-06-12
   days on market $89,900 Active 4 DOM
5. 2026-06-09
   remarks 411-char remark
6. 2026-06-09
   listed $89,900 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: $1,305 · $109/mo
• Projected year-2 tax: $1,305 · $109/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: $15,169
• − Mortgage interest: −$5,036
• − Property taxes: −$1,305
• − Insurance: −$450
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,615
• Taxable income: $3,337
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $3,771/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

+444.8% since first listed

30 events — show timeline

• 2026-06-08 Listed $89,900 MLS Technology, Inc.
• 2023-12-15 Sold (Public Records) $100,000 Public Records
• 2023-12-13 Sold (MLS) $100,000 MLS Technology, Inc.
• 2023-10-09 Pending — MLS Technology, Inc.
• 2023-09-26 Listed $89,900 MLS Technology, Inc.
• 2021-02-01 Sold (MLS) $51,500 MLS Technology, Inc.
• 2020-12-28 Pending — MLS Technology, Inc.
• 2020-12-04 Listed $59,900 MLS Technology, Inc.
• 2020-08-20 Pending — MLS Technology, Inc.
• 2020-06-30 Listing Removed — MLS Technology, Inc.
• 2020-06-30 Pending — MLS Technology, Inc.
• 2020-04-10 Listed $54,900 MLS Technology, Inc.
• 2020-03-31 Listing Removed — MLS Technology, Inc.
• 2020-03-09 Price Changed $54,900 MLS Technology, Inc.
• 2019-11-27 Listed $59,900 MLS Technology, Inc.
• 2013-07-30 Sold (Public Records) $46,000 Public Records
• 2013-07-25 Sold (MLS) $46,000 MLS Technology, Inc.
• 2013-07-01 Listing Removed — MLS Technology, Inc.
• 2013-06-13 Listing Removed — MLS Technology, Inc.
• 2013-06-12 Listed $55,000 MLS Technology, Inc.
• 2012-12-20 Listing Removed — MLS Technology, Inc.
• 2012-12-19 Listed $55,000 MLS Technology, Inc.
• 2012-09-19 Listed $68,000 MLS Technology, Inc.
• 2005-02-22 Sold (Public Records) $50,000 Public Records
• 2005-02-18 Sold (MLS) $49,900 MLS Technology, Inc.
• 2005-01-27 Listing Removed — MLS Technology, Inc.
• 2004-11-19 Listing Removed — MLS Technology, Inc.
• 2004-11-19 Listed $49,900 MLS Technology, Inc.
• 2004-07-02 Listed $54,900 MLS Technology, Inc.
• 1994-07-22 Sold (Public Records) $16,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,305 · -9.2% YoY. Source: county tax records.