809 Whippoorwill Ct · Bartlesville, OK 74006

$175,000

4 bd · 3.0 ba · 2,475 sqft · SingleFamily public records · 81 Days on market

Built 1979 0.41 ac lot Est $255k · 31% under

---

Why this score? — see what drove the B- 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• 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

Diamond in the rough with endless potential! This 4-bedroom, 3-bath home offers a functional layout just waiting for the right vision. Inside, you’ll find a spacious laundry room, a dedicated hobby room, and generously sized living spaces that provide plenty of room to reimagine and customize. While the home does need some TLC, it presents a fantastic opportunity for investors, renovators, or buyers looking to build sweat equity. Step outside to enjoy a wooded backyard that offers privacy and a peaceful setting—perfect for relaxing or future outdoor enhancements. With some work, this property could truly shine!

Key facts

• Wooded backyard
• Dedicated hobby room
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LAUNDRY ROOM
• DEDICATED HOBBY ROOM
• WOODED BACKYARD
• PEACEFUL SETTING

Property features AI

Finance

• HOA & community: Community features include gutters and sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter noted
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Faces east; Basement foundation
• Construction: Brick and wood siding with wood frame construction; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Covered patio/porch; Deck; Porch; Rain gutters; Lot includes mature trees and wooded areas; Located on a cul-de-sac; Sloping/steep slope topography

Interior

• Kitchen: Kitchen with breakfast nook and pantry; Built-in oven; Cooktop; Range/oven; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (First floor); Additional first-floor bedroom with walk-in closet; Two basement bedrooms
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Three full bathrooms; Master bath with shower (First floor); Hall baths (one on first floor, one in basement)
• Heating & cooling: Central heating (gas); Central air conditioning; Gas water heater
• Interior features: Aluminum window frames; Storm doors; Laminate counters; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, in basement)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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 33% 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 $1k of loan paydown is wiped out by about $5k 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 81 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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.
• Current owner paid $104k; list at $175k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1979 — 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: 1.14% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $254,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
938 Briarwood Dr	0.18mi	4/2.5	2,450 (-1%)	11mo	$237,500	$97	79
3321 Woodland Rd	0.24mi	4/3.0	2,359 (-5%)	3mo	$225,000	$95	78
800 Winding Way	0.06mi	3/2.5 (-1)	2,519 (+2%)	15mo	$260,000	$103	75
1200 Brookside Pkwy	0.22mi	4/3.0	2,578 (+4%)	10mo	$275,000	$107	74
3717 Ravenwood Dr	0.57mi	4/3.5	2,402 (-3%)	1mo	$180,000	$75	66
900 Briarwood Dr	0.25mi	4/2.5	2,697 (+9%)	8mo	$255,000	$95	65
1336 Cherokee Hills Ct	0.55mi	4/3.0	2,689 (+9%)	5mo	$285,000	$106	56
1411 Yorktown Ln	0.48mi	3/3.0 (-1)	2,711 (+10%)	1mo	$308,000	$114	56
2730 Evergreen Dr	0.67mi	4/2.5	2,529 (+2%)	11mo	$259,000	$102	54
833 Winding Way	0.15mi	3/2.5 (-1)	2,172 (-12%)	14mo	$195,000	$90	54
2936 Ridge Rd	0.52mi	4/3.0	2,757 (+11%)	8mo	$289,900	$105	50
1413 Cedar St	0.71mi	4/2.5	2,331 (-6%)	13mo	$269,000	$115	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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,742
• Equity at exit: $26,093

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $32,760
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $418

Break-even live

Break-even rent $1,473

Max offer price $175,000

Occupancy floor 74%

Sensitivity live

Price	-10% $517	-5% $467	+0% $418	+5% $368	+10% $319
Rent	-10% $260	-5% $339	+0% $418	+5% $497	+10% $576
Rate	-1.0pp $506	-0.5pp $462	base $418	+0.5pp $373	+1.0pp $326

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: $43,750
• Closing costs: $5,250
• 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	24d	1	0.78mi
3117 Stonewall Dr Bartlesville, OK	4.0	3.0	1977	$2,950	$1.49	3d	1	1.27mi

Listing history 13 events

1. 2026-04-30
   status Pending
2. 2026-03-31
   price $175,000
3. 2026-02-07
   listed $180,000 Active
4. 2006-07-17
   historical
5. 2006-02-07
   listed $114,500
6. 2004-11-16
   historical
7. 2004-10-03
   listed $114,900
8. 2004-10-01
   historical
9. 2004-04-01
   listed $114,900
10. 2003-11-14
    historical
11. 2003-05-14
    listed $122,000
12. 1998-08-27
    soldstatus $103,500
13. 1998-06-09
    listed $109,500

ⓘ 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: $2,072 · $173/mo
• Projected year-2 tax: $2,072 · $173/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 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,018
• − Mortgage interest: −$9,803
• − Property taxes: −$2,072
• − Insurance: −$875
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$5,091
• Taxable income: $2,334
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $4,454/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

+59.8% since first listed

13 events — show timeline

• 2026-04-30 Pending — MLS Technology, Inc.
• 2026-03-31 Price Changed $175,000 MLS Technology, Inc.
• 2026-02-07 Listed $180,000 MLS Technology, Inc.
• 2006-07-17 Listing Removed — MLS Technology, Inc.
• 2006-02-07 Listed $114,500 MLS Technology, Inc.
• 2004-11-16 Listing Removed — MLS Technology, Inc.
• 2004-10-03 Listed $114,900 MLS Technology, Inc.
• 2004-10-01 Listing Removed — MLS Technology, Inc.
• 2004-04-01 Listed $114,900 MLS Technology, Inc.
• 2003-11-14 Listing Removed — MLS Technology, Inc.
• 2003-05-14 Listed $122,000 MLS Technology, Inc.
• 1998-08-27 Sold (Public Records) $103,500 Public Records
• 1998-06-09 Listed $109,500 MLS Technology, Inc.

Property tax history

+2.1%/yr

Latest (2025): $2,072 · +1.8% YoY. Source: county tax records.