320 N Margarite Ave · Bartlesville, OK 74003

$119,500

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 25 Days on market

Built 1940 0.43 ac 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 +17.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• 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

NEW ROOF--11 MONTHS. LG COUNTRY KITCHEN. EXTRA LOT. NEAT--PATIO.

Key facts

• Brand new air ducts
• 3 lots
• New vinyl windows

Tags

• 3 LOTS
• METICULOUSLY RENOVATED
• NEW VINYL WINDOWS
• MAIN WATER LINE REPLACED
• BRAND NEW AIR DUCTS
• HIGH-EFFICIENCY HEATING SYSTEM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Exterior features: Composition roof; Outbuilding; Spa / hot tub

Interior

• Kitchen: Range
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $81 ($973/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 $115k (3.9% below list).
• Recommended offer: $115k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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).

Forward outlook

• In year one you build about $13k of equity ($826 loan paydown + $12k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $72k; list at $120k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $114,802 (3.9% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $52,096
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Mercedes Ave	0.07mi	2/1.0	1,167 (-1%)	16mo	$15,000	$13	81
1115 Cudahy St	0.42mi	2/2.0	1,183 (-0%)	18mo	$102,850	$87	61
116 S Seminole Ave	0.66mi	2/1.0	1,128 (-5%)	6mo	$60,000	$53	56
811 NW Lupa St	0.57mi	3/1.0 (+1)	1,092 (-8%)	12mo	$40,500	$37	46
509 N Woodrow Ave	0.73mi	2/1.0	1,289 (+9%)	8mo	$94,500	$73	45
706 Herrick St	0.65mi	2/1.0	1,248 (+5%)	21mo	$55,000	$44	43
513 NW Woodrow	0.73mi	1/1.0 (-1)	1,112 (-6%)	9mo	$69,118	$62	43
608 NW Lupa St	0.70mi	1/1.0 (-1)	1,094 (-8%)	15mo	$45,000	$41	37
313 N Santa Fe Ave	0.66mi	3/2.0 (+1)	1,354 (+14%)	19mo	$60,000	$44	20

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $70,265
• Equity at exit: $107,655

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $202,893
• Equity at exit: $232,162

Cash invested: $33,460 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $81

Break-even live

Break-even rent $1,045

Max offer price $119,500

Occupancy floor 88%

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: $29,875
• Closing costs: $3,585
• 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	1.33mi

Listing history 28 events

1. 2026-06-19
   days on market $119,500 Active 25 DOM
2. 2026-06-18
   days on market $119,500 Active 24 DOM
3. 2026-06-17
   price $119,500 Active 23 DOM
4. 2026-06-17
   days on market $120,000 Active 23 DOM
5. 2026-06-16
   days on market $120,000 Active 22 DOM
6. 2026-06-15
   days on market $120,000 Active 21 DOM
7. 2026-06-14
   days on market $120,000 Active 19 DOM
8. 2026-06-12
   days on market $120,000 Active 18 DOM
9. 2026-06-09
   days on market $120,000 Active 15 DOM
10. 2026-06-08
    days on market $120,000 Active 14 DOM
11. 2026-06-07
    days on market $120,000 Active 13 DOM
12. 2026-06-05
    days on market $120,000 Active 10 DOM
13. 2026-06-03
    days on market $120,000 Active 9 DOM
14. 2026-06-02
    days on market $120,000 Active 8 DOM
15. 2026-06-01
    days on market $120,000 Active 7 DOM
16. 2026-05-31
    days on market $120,000 Active 6 DOM
17. 2026-05-30
    days on market $120,000 Active 5 DOM
18. 2026-05-18
    status Pending
19. 2026-05-09
    price $120,000
20. 2026-04-27
    listed $124,750 Active
21. 2026-04-08
    soldstatus $72,000
22. 2026-03-12
    status Pending
23. 2026-03-12
    historical
24. 2026-02-11
    listed $125,000 Active
25. 2002-09-17
    soldstatus $34,900 64-char remark

    Show marketing remark (64 chars)

    NEW ROOF--11 MONTHS. LG COUNTRY KITCHEN. EXTRA LOT. NEAT--PATIO.

26. 2002-09-13
    soldstatus $35,000
27. 2002-08-06
    historical 64-char remark

    Show marketing remark (64 chars)

    NEW ROOF--11 MONTHS. LG COUNTRY KITCHEN. EXTRA LOT. NEAT--PATIO.

28. 2002-07-08
    listed $34,900 64-char remark

    Show marketing remark (64 chars)

    NEW ROOF--11 MONTHS. LG COUNTRY KITCHEN. EXTRA LOT. NEAT--PATIO.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $13,776
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,476
• Taxable loss: −$988
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,210/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

+243.8% since first listed

11 events — show timeline

• 2026-05-18 Pending — SBOR
• 2026-05-09 Price Changed $120,000 SBOR
• 2026-04-27 Listed $124,750 SBOR
• 2026-04-08 Sold (Public Records) $72,000 Public Records
• 2026-03-12 Pending — MLS Technology, Inc.
• 2026-03-12 Listing Removed — MLS Technology, Inc.
• 2026-02-11 Listed $125,000 MLS Technology, Inc.
• 2002-09-17 Sold (MLS) $34,900 MLS Technology, Inc.
• 2002-09-13 Sold (Public Records) $35,000 Public Records
• 2002-08-06 Listing Removed — MLS Technology, Inc.
• 2002-07-08 Listed $34,900 MLS Technology, Inc.

Property tax history

-6.5%/yr

Latest (2025): $228 · -4.2% YoY. Source: county tax records.