216 S Cheyenne Ave · Bartlesville, OK 74003

$49,900

1 bd · 1.0 ba · 681 sqft · SingleFamily public records · 98 Days on market

Built 1910 6,250 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

A great buy! Nice kitchen, lrg. living area, office area, inside utility, nice bath. Some hardwoods, vinyl siding and a dining room.

Key facts

• 6,250 sq ft lot
• Built 1910
• Listed 98 days

Tags

• ALLEY ACCESS TO BACK YARD

Property features AI

Finance

• Other: Lot approximately 0.143 acre

Exterior

• Parking: Dirt driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Enclosed porch; Porch; Dirt driveway

Interior

• Kitchen: Oven; Range; Stove; Breakfast nook
• Bedrooms: Master bedroom (first floor); Additional bedroom (first floor)
• Flooring: Laminate
• Bathrooms: One full bathroom (hall/full) on the first floor
• Heating & cooling: Electric heating (ductless); Window cooling units
• Interior features: Accessible entrance; Ceiling fan(s); Laminate counters; Electric oven connection; Aluminum and wood window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, first floor)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 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 $5k of equity ($345 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $18k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $50k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.78% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.22%
• DSCR: 2.48
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $28,602
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 SW 9th St	0.54mi	2/1.0 (+1)	600 (-12%)	15mo	$25,000	$42	37
103 N Margarite Ave	0.69mi	2/1.0 (+1)	780 (+14%)	3mo	$16,000	$21	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: 49.7%
• Equity multiple: 4.71×
• Total profit: $51,805
• Equity at exit: $44,954

10-year hold

• IRR: 43.4%
• Equity multiple: 10.53×
• Total profit: $133,174
• Equity at exit: $96,945

Cash invested: $13,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $887 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $387

Break-even live

Break-even rent $397

Max offer price $49,900

Occupancy floor 51%

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: $12,475
• Closing costs: $1,497
• 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	$991	$1.12	23d	1	0.61mi

Listing history 12 events

1. 2026-04-29
   price $49,900
2. 2026-03-05
   price $62,500
3. 2026-02-17
   listed $67,500 Active
4. 2013-12-15
   soldstatus $10,000 132-char remark

   Show marketing remark (132 chars)

   A great buy! Nice kitchen, lrg. living area, office area, inside utility, nice bath. Some hardwoods, vinyl siding and a dining room.

5. 2013-11-15
   historical 132-char remark

   Show marketing remark (132 chars)

   A great buy! Nice kitchen, lrg. living area, office area, inside utility, nice bath. Some hardwoods, vinyl siding and a dining room.

6. 2013-10-31
   listed $10,000 132-char remark

   Show marketing remark (132 chars)

   A great buy! Nice kitchen, lrg. living area, office area, inside utility, nice bath. Some hardwoods, vinyl siding and a dining room.

7. 2005-11-21
   soldstatus $35,500
8. 2005-11-17
   soldstatus $35,500 206-char remark

   Show marketing remark (206 chars)

   WHY RENT? CONVENIENT LOCATION NEAR FRANK PHILLIPS. VINYL-SIDED HM W/ FENCED BACKYARD. FLEXIBLE FLOOR PLAN, FORMAL LIVING & DINING, 2ND BR DOES NOT HAVE A CLOSET. FURNITURE MAY REMAIN. GARAGE 'AS IS'.

9. 2005-10-11
   historical 206-char remark

   Show marketing remark (206 chars)

   WHY RENT? CONVENIENT LOCATION NEAR FRANK PHILLIPS. VINYL-SIDED HM W/ FENCED BACKYARD. FLEXIBLE FLOOR PLAN, FORMAL LIVING & DINING, 2ND BR DOES NOT HAVE A CLOSET. FURNITURE MAY REMAIN. GARAGE 'AS IS'.

10. 2005-09-28
    listed $32,500 206-char remark

    Show marketing remark (206 chars)

    WHY RENT? CONVENIENT LOCATION NEAR FRANK PHILLIPS. VINYL-SIDED HM W/ FENCED BACKYARD. FLEXIBLE FLOOR PLAN, FORMAL LIVING & DINING, 2ND BR DOES NOT HAVE A CLOSET. FURNITURE MAY REMAIN. GARAGE 'AS IS'.

11. 2005-09-02
    historical
12. 2005-06-01
    listed $31,000

ⓘ 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: $378 · $32/mo
• Projected year-2 tax: $449 · $37/mo
• Expected delta: +$71/yr (+$6/mo · 18.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌡 Heat 6/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,644
• − Mortgage interest: −$2,795
• − Property taxes: −$378
• − Insurance: −$250
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$1,452
• Taxable income: $4,067
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $3,665/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

+61.0% since first listed

12 events — show timeline

• 2026-04-29 Price Changed $49,900 MLS Technology, Inc.
• 2026-03-05 Price Changed $62,500 MLS Technology, Inc.
• 2026-02-17 Listed $67,500 MLS Technology, Inc.
• 2013-12-15 Sold (MLS) $10,000 MLS Technology, Inc.
• 2013-11-15 Listing Removed — MLS Technology, Inc.
• 2013-10-31 Listed $10,000 MLS Technology, Inc.
• 2005-11-21 Sold (Public Records) $35,500 Public Records
• 2005-11-17 Sold (MLS) $35,500 MLS Technology, Inc.
• 2005-10-11 Listing Removed — MLS Technology, Inc.
• 2005-09-28 Listed $32,500 MLS Technology, Inc.
• 2005-09-02 Listing Removed — MLS Technology, Inc.
• 2005-06-01 Listed $31,000 MLS Technology, Inc.

Property tax history

-2.5%/yr

Latest (2025): $378 · +1.9% YoY. Source: county tax records.