1860 S Armstrong Ave · Bartlesville, OK 74003

$110,000

3 bd · 1.5 ba · 1,078 sqft · SingleFamily public records · 65 Days on market

Built 1951 10,140 sqft lot Est $92k · 20% 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 +27.8/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

The property is being sold " As Is" and the sellers are only accepting cash offers. This 3 bed 1.5 bath located in the heart of Bartlesville has endless opportunities. It is a great investment opportunity to either flip or rent! This property comes with a detached garage and 1,078 sqft of livable space. The sellers will be entertaining all offers!

Key facts

• Fully renovated
• Brand new roof
• New flooring

Tags

• FULLY RENOVATED
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW ENERGY EFFICIENT WINDOWS
• UPDATED LIGHTING FIXTURES
• BRAND NEW ROOF

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone service available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Patio; Porch; Privacy fencing

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating available; Gas heating available
• Interior features: Aluminum frame windows; Laminate countertops
• Laundry & utility: No hot water (appliance note)

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 $336 ($4k/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 10.0% 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).

Forward outlook

• In year one you build about $12k of equity ($761 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 ~2 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 65 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $110k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1951 — 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: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $91,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1835 S Armstrong Ave	0.10mi	2/1.0 (-1)	1,050 (-3%)	6mo	$110,900	$106	79
1945 S Santa Fe Ave	0.09mi	3/1.5	1,131 (+5%)	12mo	$117,000	$103	78
1548 S Oak Ave	0.43mi	3/1.0	1,046 (-3%)	10mo	$60,000	$57	64
1562 S Hickory Ave	0.45mi	3/1.0	1,145 (+6%)	3mo	$47,000	$41	64
1623 SW Jennings	0.32mi	2/1.0 (-1)	976 (-10%)	1mo	$31,500	$32	62
1635 S Maple Ave	0.31mi	2/1.0 (-1)	1,192 (+11%)	2mo	$85,000	$71	59
1600 S Elm Ave	0.44mi	3/1.0	1,184 (+10%)	5mo	$84,000	$71	56
1409 S Osage Ave	0.66mi	2/1.0 (-1)	1,014 (-6%)	5mo	$94,995	$94	48
1601 Colorado Ave	0.63mi	3/1.0	944 (-12%)	0mo	$38,000	$40	48
1424 S Penn Ave	0.73mi	3/1.0	1,016 (-6%)	10mo	$106,950	$105	46
2261 SE Osage Ave	0.68mi	3/1.0	989 (-8%)	9mo	$105,000	$106	45
1326 S Armstrong Ave	0.72mi	3/1.0	1,232 (+14%)	6mo	$104,166	$85	36

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: 33.9%
• Equity multiple: 3.64×
• Total profit: $81,277
• Equity at exit: $99,097

10-year hold

• IRR: 29.2%
• Equity multiple: 8.22×
• Total profit: $222,416
• Equity at exit: $213,706

Cash invested: $30,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $336

Break-even live

Break-even rent $829

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• 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	23d	1	1.12mi

Listing history 11 events

1. 2026-05-23
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-15
   status Pending
4. 2026-04-10
   price $110,000
5. 2026-03-06
   listed $120,000 Active
6. 2024-06-05
   soldstatus $34,000 Closed 359-char remark

   Show marketing remark (359 chars)

   The property is being sold " As Is" and the sellers are only accepting cash offers. This 3 bed 1.5 bath located in the heart of Bartlesville has endless opportunities. It is a great investment opportunity to either flip or rent! This property comes with a detached garage and 1,078 sqft of livable space. The sellers will be entertaining all offers!

7. 2024-05-21
   status Pending 359-char remark

   Show marketing remark (359 chars)

   The property is being sold " As Is" and the sellers are only accepting cash offers. This 3 bed 1.5 bath located in the heart of Bartlesville has endless opportunities. It is a great investment opportunity to either flip or rent! This property comes with a detached garage and 1,078 sqft of livable space. The sellers will be entertaining all offers!

8. 2024-05-21
   listed $35,000 Active 359-char remark

   Show marketing remark (359 chars)

   The property is being sold " As Is" and the sellers are only accepting cash offers. This 3 bed 1.5 bath located in the heart of Bartlesville has endless opportunities. It is a great investment opportunity to either flip or rent! This property comes with a detached garage and 1,078 sqft of livable space. The sellers will be entertaining all offers!

9. 2010-05-01
   historical
10. 2009-10-30
    listed $52,500
11. 1996-12-05
    soldstatus $32,500

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$605/yr (+$50/mo · 157.1%)

ⓘ 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 7/10 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: $15,053
• − Mortgage interest: −$6,162
• − Property taxes: −$385
• − Insurance: −$550
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,200
• Taxable income: $2,348
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $3,471/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

+238.5% since first listed

11 events — show timeline

• 2026-05-23 Pending — MLS Technology, Inc.
• 2026-04-28 Relisted — MLS Technology, Inc.
• 2026-04-15 Pending — MLS Technology, Inc.
• 2026-04-10 Price Changed $110,000 MLS Technology, Inc.
• 2026-03-06 Listed $120,000 MLS Technology, Inc.
• 2024-06-05 Sold (MLS) $34,000 MLS Technology, Inc.
• 2024-05-21 Pending — MLS Technology, Inc.
• 2024-05-21 Listed $35,000 MLS Technology, Inc.
• 2010-05-01 Listing Removed — MLS Technology, Inc.
• 2009-10-30 Listed $52,500 MLS Technology, Inc.
• 1996-12-05 Sold (Public Records) $32,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $385 · -15.4% YoY. Source: county tax records.