111 S Chickasaw Ave · Bartlesville, OK 74003

$127,000

4 bd · 1.0 ba · 1,146 sqft · SingleFamily public records · 171 Days on market

Built 1920 3,720 sqft 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 +20.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• 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

Great investment opportunity. 3 Bedroom home with additional 1 bedroom Garage apartment. Most recent monthly rents; house $825, garage apartment - $500. Appraiser's square footage drawing included in documents. House 1293 sqft, Garage 559 sqft. Total 1852 sqft. Both washers, dryers and refrigerators remain.

Key facts

• Investment property
• Rental income
• Guest suite

Tags

• INVESTMENT PROPERTY
• RENTAL INCOME
• GUEST SUITE
• MULTI-GENERATIONAL LIVING

Property features AI

Finance

• HOA & community: Sidewalks; Gutters maintained in community

Exterior

• Parking: Detached garage with 2 spaces; Garage storage and shelving
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Metal roof; Wood siding and wood frame construction; Built per public records
• Exterior features: Rain gutters; Enclosed porch; Porch; Chain link fencing; Second residence on property

Interior

• Kitchen: Dishwasher; Disposal; Oven / Range / Stove; Refrigerator
• Bedrooms: Three bedrooms on the first level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms; Hall bathroom with bathtub
• Heating & cooling: Central heating; Electric heating; Multiple/zoned heating units; Window cooling units; Multiple/zoned cooling units
• Interior features: Laminate counters; Ceiling fan(s); Gas range/oven connection; Aluminum window frames; Casement windows; Vinyl and storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Interior utility room (first level)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($878 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.01% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $81,366
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N Creek Ave	0.12mi	3/2.0 (-1)	1,084 (-5%)	1mo	$75,000	$69	75
312 S Chickasaw Ave	0.17mi	3/1.0 (-1)	1,240 (+8%)	3mo	$44,000	$35	71
311 S Quapaw Ave	0.20mi	3/2.0 (-1)	1,204 (+5%)	4mo	$130,000	$108	70
423 S Creek Ave	0.26mi	3/2.0 (-1)	1,180 (+3%)	20mo	$130,000	$110	57
123 S Quapaw Ave	0.14mi	3/1.0 (-1)	1,248 (+9%)	20mo	$89,000	$71	57

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: 28.4%
• Equity multiple: 3.25×
• Total profit: $79,869
• Equity at exit: $114,412

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $226,784
• Equity at exit: $246,733

Cash invested: $35,560 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $168

Break-even live

Break-even rent $1,069

Max offer price $127,000

Occupancy floor 82%

Sensitivity live

Price	-10% $240	-5% $204	+0% $168	+5% $132	+10% $96
Rent	-10% $67	-5% $117	+0% $168	+5% $219	+10% $269
Rate	-1.0pp $232	-0.5pp $200	base $168	+0.5pp $135	+1.0pp $102

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $127,000 Active 171 DOM
2. 2026-06-18
   days on market $127,000 Active 170 DOM
3. 2026-06-17
   days on market $127,000 Active 169 DOM
4. 2026-06-16
   days on market $127,000 Active 168 DOM
5. 2026-06-15
   days on market $127,000 Active 167 DOM
6. 2026-06-14
   days on market $127,000 Active 165 DOM
7. 2026-06-12
   days on market $127,000 Active 164 DOM
8. 2026-06-09
   days on market $127,000 Active 161 DOM
9. 2026-06-08
   days on market $127,000 Active 160 DOM
10. 2026-06-07
    days on market $127,000 Active 159 DOM
11. 2026-06-05
    days on market $127,000 Active 156 DOM
12. 2026-06-03
    days on market $127,000 Active 155 DOM
13. 2026-06-02
    days on market $127,000 Active 154 DOM
14. 2026-06-01
    days on market $127,000 Active 153 DOM
15. 2026-05-31
    days on market $127,000 Active 152 DOM
16. 2026-05-30
    days on market $127,000 Active 151 DOM
17. 2025-12-30
    listed $127,000 Active
18. 2025-12-25
    historical
19. 2025-12-02
    price $129,000
20. 2025-10-31
    price $132,000
21. 2025-09-22
    price $139,000
22. 2025-09-08
    price $148,000
23. 2025-08-12
    price $148,500
24. 2025-07-20
    price $149,000
25. 2025-06-25
    listed $155,000 Active
26. 2023-08-22
    soldstatus $124,000
27. 2023-08-21
    soldstatus $123,600 Closed 309-char remark

    Show marketing remark (309 chars)

    Great investment opportunity. 3 Bedroom home with additional 1 bedroom Garage apartment. Most recent monthly rents; house $825, garage apartment - $500. Appraiser's square footage drawing included in documents. House 1293 sqft, Garage 559 sqft. Total 1852 sqft. Both washers, dryers and refrigerators remain.

28. 2023-07-13
    status Pending 309-char remark

    Show marketing remark (309 chars)

    Great investment opportunity. 3 Bedroom home with additional 1 bedroom Garage apartment. Most recent monthly rents; house $825, garage apartment - $500. Appraiser's square footage drawing included in documents. House 1293 sqft, Garage 559 sqft. Total 1852 sqft. Both washers, dryers and refrigerators remain.

29. 2023-07-12
    listed $120,000 Active 309-char remark

    Show marketing remark (309 chars)

    Great investment opportunity. 3 Bedroom home with additional 1 bedroom Garage apartment. Most recent monthly rents; house $825, garage apartment - $500. Appraiser's square footage drawing included in documents. House 1293 sqft, Garage 559 sqft. Total 1852 sqft. Both washers, dryers and refrigerators remain.

30. 2017-10-02
    soldstatus $64,000
31. 2017-09-29
    soldstatus $63,705 Closed
32. 2017-08-23
    status Pending
33. 2017-08-01
    price $65,000
34. 2017-06-20
    price $69,900
35. 2017-05-24
    listed $75,000 Active

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $1,511 · $126/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 ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,385
• − Mortgage interest: −$7,114
• − Property taxes: −$1,511
• − Insurance: −$635
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,695
• Taxable loss: −$31
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $2,024/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

+69.3% since first listed

19 events — show timeline

• 2025-12-30 Listed $127,000 MLS Technology, Inc.
• 2025-12-25 Listing Removed — MLS Technology, Inc.
• 2025-12-02 Price Changed $129,000 MLS Technology, Inc.
• 2025-10-31 Price Changed $132,000 MLS Technology, Inc.
• 2025-09-22 Price Changed $139,000 MLS Technology, Inc.
• 2025-09-08 Price Changed $148,000 MLS Technology, Inc.
• 2025-08-12 Price Changed $148,500 MLS Technology, Inc.
• 2025-07-20 Price Changed $149,000 MLS Technology, Inc.
• 2025-06-25 Listed $155,000 MLS Technology, Inc.
• 2023-08-22 Sold (Public Records) $124,000 Public Records
• 2023-08-21 Sold (MLS) $123,600 MLS Technology, Inc.
• 2023-07-13 Pending — MLS Technology, Inc.
• 2023-07-12 Listed $120,000 MLS Technology, Inc.
• 2017-10-02 Sold (Public Records) $64,000 Public Records
• 2017-09-29 Sold (MLS) $63,705 MLS Technology, Inc.
• 2017-08-23 Pending — MLS Technology, Inc.
• 2017-08-01 Price Changed $65,000 MLS Technology, Inc.
• 2017-06-20 Price Changed $69,900 MLS Technology, Inc.
• 2017-05-24 Listed $75,000 MLS Technology, Inc.

Property tax history

+9.4%/yr

Latest (2025): $1,511 · -8.9% YoY. Source: county tax records.