1401 SE Swan Dr · Bartlesville, OK 74006

$163,000

2 bd · 1.5 ba · 1,514 sqft · SingleFamily public records · 73 Days on market

Built 1965 8,930 sqft lot Est $176k · 7% under

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +10.7/15.0
• DSCR +4.5/10.0
• 1% rule +3.5/10.0
• 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

Charming 2-bedroom, 2 full bath corner unit condo offering comfort, convenience, and privacy! This well-maintained home features a spacious living area with a cozy gas fireplace, perfect for relaxing or entertaining. Enjoy natural light throughout with updated vinyl windows. The functional layout includes two generously sized bedrooms and two full bathrooms for added flexibility. Step outside to a covered patio and private fenced area — ideal for morning coffee, pets, or quiet outdoor living. Additional highlights include a 2-car carport for convenient covered parking. Best of all, no HOA, giving you more freedom and fewer monthly expenses. A great opportunity for low-maintenance livi

Key facts

• Cozy gas fireplace
• 2-car carport
• Covered patio

Tags

• COZY GAS FIREPLACE
• UPDATED VINYL WINDOWS
• COVERED PATIO
• PRIVATE FENCED AREA
• 2-CAR CARPORT
• NO HOA

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Senior community

Exterior

• Parking: 2-car garage; Carport
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick and wood-frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio; Patio; Rain gutters; Privacy fencing; Storage structure

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Oven; Range/Stove
• Bedrooms: Master bedroom with private bath (first floor); Additional bedroom with private bath (first floor)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Hall bath with shower only (first floor); Master bath (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl insulated windows; Laminate counters; Ceiling fans; Electric oven/range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $39 ($474/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (15.2% below list).
• Recommended offer: $138k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

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 73 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 33y 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 $66k; list at $163k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $138,210 (15.2% 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 15% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $175,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1433 Swan Dr	0.08mi	2/2.0	1,615 (+7%)	4mo	$200,000	$124	80
1401 SE Greystone Ave E	0.07mi	3/1.5 (+1)	1,426 (-6%)	6mo	$142,500	$100	77
1512 Lariat Dr	0.42mi	3/2.0 (+1)	1,655 (+9%)	1mo	$235,000	$142	57
1242 Saddle Ln	0.71mi	3/2.0 (+1)	1,456 (-4%)	1mo	$150,000	$103	53
1001 May Ln	0.73mi	3/2.0 (+1)	1,475 (-3%)	2mo	$175,000	$119	52
3509 Oakdale Dr	0.45mi	3/2.0 (+1)	1,686 (+11%)	4mo	$235,000	$139	50
1250 Macklyn Ln	0.58mi	3/2.0 (+1)	1,626 (+7%)	8mo	$167,500	$103	47
945 Kenwood Rd	0.72mi	3/2.0 (+1)	1,602 (+6%)	4mo	$180,000	$112	47
1719 SE Hilltop Dr	0.49mi	3/1.5 (+1)	1,741 (+15%)	4mo	$157,650	$91	44
1307 S Madison Blvd	0.73mi	3/2.0 (+1)	1,711 (+13%)	1mo	$114,000	$67	36
1919 Limestone Ct	0.69mi	3/2.5 (+1)	1,660 (+10%)	9mo	$193,000	$116	35
1924 Limestone Rd	0.73mi	3/2.0 (+1)	1,713 (+13%)	2mo	$200,000	$117	35

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-23,923
• Equity at exit: $24,304

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-17,693
• Equity at exit: $14,093

Cash invested: $45,640 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $39

Break-even live

Break-even rent $1,332

Max offer price $163,000

Occupancy floor 92%

Sensitivity live

Price	-10% $132	-5% $86	+0% $39	+5% $-7	+10% $-53
Rent	-10% $-70	-5% $-15	+0% $39	+5% $94	+10% $149
Rate	-1.0pp $122	-0.5pp $81	base $39	+0.5pp $-3	+1.0pp $-46

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4007 Morgan Ave Bartlesville, OK	2.0	1.0	1232	$1,295	$1.05	22d	1	0.89mi
5530 Colony Way Bartlesville, OK	1.0–2.0	1.0–2.5	1176	$1,399	$1.19	24d	4	1.17mi
5610 Baylor Dr Bartlesville, OK	3.0	2.0	1407	$1,500	$1.07	4d	1	1.38mi

Listing history 4 events

1. 2026-05-11
   price $163,000
2. 2026-03-17
   listed $170,000 Active
3. 1994-04-13
   soldstatus $65,500
4. 1993-07-12
   listed $69,900

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $16,585
• − Mortgage interest: −$9,131
• − Property taxes: −$1,556
• − Insurance: −$815
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,742
• Taxable loss: −$2,312
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $1,029/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

+133.2% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $163,000 MLS Technology, Inc.
• 2026-03-17 Listed $170,000 MLS Technology, Inc.
• 1994-04-13 Sold (Public Records) $65,500 Public Records
• 1993-07-12 Listed $69,900 MLS Technology, Inc.

Property tax history

+4.5%/yr

Latest (2025): $1,556 · +1.8% YoY. Source: county tax records.