109 S Choctaw Ave · Bartlesville, OK 74003

$75,000

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 63 Days on market

Built 1919 7,280 sqft lot Est $118k · 37% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Unlock the potential of this classic downtown gem! This 1919 home offers historical charm. With 1340 sq ft of living space, you'll find 3 bedrooms each with walk-in closets, along with a large living room and formal dining area. The spacious kitchen features a pantry for extra storage. Original wood floors, built-ins, intricate moldings, and trim highlight the home's unique character. The property also includes a utility room, detached one-car garage, and a fenced yard. This is a fantastic opportunity for investors or those ready to restore a piece of history. HUD properties are sold AS-IS!

Key facts

• Spacious backyard
• 7,280 sq ft lot
• 2 garage spots

Tags

• SPACIOUS BACKYARD
• HEART OF BARTLESVILLE

Property features AI

Finance

• Other: Lot size approximately 0.167 acres; Tax year listed as 2025

Exterior

• Parking: Detached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Year built source: Appraiser
• Exterior features: Front porch; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Wood-frame windows; Laminate countertops; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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).
• This rent runs 32% 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 $8k of equity ($519 loan paydown + $8k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $75k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1919 — 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: 1.69% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $118,482
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Chickasaw Ave	0.20mi	3/1.0	1,240 (-3%)	3mo	$44,000	$35	84
315 S Quapaw	0.27mi	2/1.0 (-1)	1,224 (-4%)	2mo	$137,000	$112	74
311 S Quapaw Ave	0.26mi	3/2.0	1,204 (-6%)	4mo	$130,000	$108	72
123 S Quapaw Ave	0.21mi	3/1.0	1,248 (-2%)	20mo	$89,000	$71	70
108 N Creek Ave	0.18mi	3/2.0	1,084 (-15%)	1mo	$75,000	$69	62
515 S Creek Ave	0.36mi	3/2.0	1,392 (+9%)	4mo	$130,000	$93	61
405 S Seneca Ave	0.23mi	4/1.0 (+1)	1,424 (+12%)	6mo	$114,000	$80	60
107 S Creek Ave	0.14mi	3/1.5	1,452 (+14%)	14mo	$129,500	$89	56
524 S Wyandotte Ave	0.37mi	3/2.0	1,428 (+12%)	5mo	$150,500	$105	54
423 S Creek Ave	0.29mi	3/2.0	1,180 (-7%)	20mo	$130,000	$110	53
830 S Shawnee Ave	0.57mi	2/2.0 (-1)	1,250 (-2%)	11mo	$252,000	$202	52
521 E 11th	0.68mi	3/2.0	1,350 (+6%)	16mo	$73,000	$54	41

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: 45.8%
• Equity multiple: 4.45×
• Total profit: $72,531
• Equity at exit: $67,566

10-year hold

• IRR: 39.8%
• Equity multiple: 9.99×
• Total profit: $188,709
• Equity at exit: $145,709

Cash invested: $21,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $497

Break-even live

Break-even rent $641

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $540	-5% $519	+0% $497	+5% $476	+10% $455
Rent	-10% $397	-5% $447	+0% $497	+5% $547	+10% $598
Rate	-1.0pp $535	-0.5pp $516	base $497	+0.5pp $478	+1.0pp $458

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: $18,750
• Closing costs: $2,250
• 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	24d	1	0.78mi

Listing history 40 events

1. 2026-06-19
   days on market $75,000 Active 63 DOM
2. 2026-06-18
   days on market $75,000 Active 62 DOM
3. 2026-06-17
   days on market $75,000 Active 61 DOM
4. 2026-06-16
   days on market $75,000 Active 60 DOM
5. 2026-06-15
   days on market $75,000 Active 59 DOM
6. 2026-06-14
   days on market $75,000 Active 57 DOM
7. 2026-06-12
   days on market $75,000 Active 56 DOM
8. 2026-06-09
   days on market $75,000 Active 53 DOM
9. 2026-06-08
   days on market $75,000 Active 52 DOM
10. 2026-06-07
    days on market $75,000 Active 51 DOM
11. 2026-06-05
    days on market $75,000 Active 48 DOM
12. 2026-06-03
    days on market $75,000 Active 47 DOM
13. 2026-06-02
    days on market $75,000 Active 46 DOM
14. 2026-06-01
    days on market $75,000 Active 45 DOM
15. 2026-05-31
    days on market $75,000 Active 44 DOM
16. 2026-05-30
    days on market $75,000 Active 43 DOM
17. 2026-05-13
    price $75,000
18. 2026-04-17
    listed $80,000 Active
19. 2025-01-14
    soldstatus $34,000 Closed 597-char remark

    Show marketing remark (597 chars)

    Unlock the potential of this classic downtown gem! This 1919 home offers historical charm. With 1340 sq ft of living space, you'll find 3 bedrooms each with walk-in closets, along with a large living room and formal dining area. The spacious kitchen features a pantry for extra storage. Original wood floors, built-ins, intricate moldings, and trim highlight the home's unique character. The property also includes a utility room, detached one-car garage, and a fenced yard. This is a fantastic opportunity for investors or those ready to restore a piece of history. HUD properties are sold AS-IS!

20. 2024-12-22
    status Pending 597-char remark

    Show marketing remark (597 chars)

    Unlock the potential of this classic downtown gem! This 1919 home offers historical charm. With 1340 sq ft of living space, you'll find 3 bedrooms each with walk-in closets, along with a large living room and formal dining area. The spacious kitchen features a pantry for extra storage. Original wood floors, built-ins, intricate moldings, and trim highlight the home's unique character. The property also includes a utility room, detached one-car garage, and a fenced yard. This is a fantastic opportunity for investors or those ready to restore a piece of history. HUD properties are sold AS-IS!

21. 2024-12-09
    price $40,460 597-char remark

    Show marketing remark (597 chars)

    Unlock the potential of this classic downtown gem! This 1919 home offers historical charm. With 1340 sq ft of living space, you'll find 3 bedrooms each with walk-in closets, along with a large living room and formal dining area. The spacious kitchen features a pantry for extra storage. Original wood floors, built-ins, intricate moldings, and trim highlight the home's unique character. The property also includes a utility room, detached one-car garage, and a fenced yard. This is a fantastic opportunity for investors or those ready to restore a piece of history. HUD properties are sold AS-IS!

22. 2024-11-12
    price $47,600 597-char remark

    Show marketing remark (597 chars)

    Unlock the potential of this classic downtown gem! This 1919 home offers historical charm. With 1340 sq ft of living space, you'll find 3 bedrooms each with walk-in closets, along with a large living room and formal dining area. The spacious kitchen features a pantry for extra storage. Original wood floors, built-ins, intricate moldings, and trim highlight the home's unique character. The property also includes a utility room, detached one-car garage, and a fenced yard. This is a fantastic opportunity for investors or those ready to restore a piece of history. HUD properties are sold AS-IS!

23. 2024-09-20
    listed $56,000 Active 597-char remark

    Show marketing remark (597 chars)

    Unlock the potential of this classic downtown gem! This 1919 home offers historical charm. With 1340 sq ft of living space, you'll find 3 bedrooms each with walk-in closets, along with a large living room and formal dining area. The spacious kitchen features a pantry for extra storage. Original wood floors, built-ins, intricate moldings, and trim highlight the home's unique character. The property also includes a utility room, detached one-car garage, and a fenced yard. This is a fantastic opportunity for investors or those ready to restore a piece of history. HUD properties are sold AS-IS!

24. 2024-02-06
    historical
25. 2023-12-07
    price $75,000
26. 2023-11-02
    price $77,000
27. 2023-10-13
    listed $79,000 Active
28. 2018-08-23
    soldstatus $65,000
29. 2018-08-22
    soldstatus $65,000 Closed
30. 2018-08-21
    status Pending
31. 2018-05-11
    price $68,900
32. 2018-03-05
    listed $69,900 Active
33. 2008-02-20
    soldstatus $66,500
34. 2007-08-31
    soldstatus $15,900
35. 2007-07-03
    historical
36. 2007-06-29
    listed $15,900
37. 2006-07-13
    soldstatus $55,500
38. 2005-09-28
    soldstatus $24,000
39. 2005-09-09
    historical
40. 2005-08-18
    listed $27,900

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $982 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,246
• − Mortgage interest: −$4,201
• − Property taxes: −$982
• − Insurance: −$375
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,182
• Taxable income: $5,066
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $4,752/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

+168.8% since first listed

24 events — show timeline

• 2026-05-13 Price Changed $75,000 MLS Technology, Inc.
• 2026-04-17 Listed $80,000 MLS Technology, Inc.
• 2025-01-14 Sold (MLS) $34,000 MLS Technology, Inc.
• 2024-12-22 Pending — MLS Technology, Inc.
• 2024-12-09 Price Changed $40,460 MLS Technology, Inc.
• 2024-11-12 Price Changed $47,600 MLS Technology, Inc.
• 2024-09-20 Listed $56,000 MLS Technology, Inc.
• 2024-02-06 Listing Removed — MLS Technology, Inc.
• 2023-12-07 Price Changed $75,000 MLS Technology, Inc.
• 2023-11-02 Price Changed $77,000 MLS Technology, Inc.
• 2023-10-13 Listed $79,000 MLS Technology, Inc.
• 2018-08-23 Sold (Public Records) $65,000 Public Records
• 2018-08-22 Sold (MLS) $65,000 MLS Technology, Inc.
• 2018-08-21 Pending — MLS Technology, Inc.
• 2018-05-11 Price Changed $68,900 MLS Technology, Inc.
• 2018-03-05 Listed $69,900 MLS Technology, Inc.
• 2008-02-20 Sold (Public Records) $66,500 Public Records
• 2007-08-31 Sold (MLS) $15,900 MLS Technology, Inc.
• 2007-07-03 Listing Removed — MLS Technology, Inc.
• 2007-06-29 Listed $15,900 MLS Technology, Inc.
• 2006-07-13 Sold (Public Records) $55,500 Public Records
• 2005-09-28 Sold (MLS) $24,000 MLS Technology, Inc.
• 2005-09-09 Listing Removed — MLS Technology, Inc.
• 2005-08-18 Listed $27,900 MLS Technology, Inc.

Property tax history

+0.1%/yr

Latest (2025): $982 · -2.2% YoY. Source: county tax records.