117 Mockingbird Ln · Bartlesville, OK 74003

$145,000

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 115 Days on market

Built 1959 8,125 sqft lot Est $99k · 46% over

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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 +16.5/30.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Extensive remodling throughout home! Also new privacy fence.

Key facts

• 8,125 sq ft lot
• Garage
• Built 1959

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces east; Entry on first level
• Construction: Built using brick, Masonite, wood siding, and wood frame; Asphalt/fiberglass roof; Slab foundation; Year built recorded in public records
• Exterior features: Covered porch; Concrete driveway; Full fencing

Interior

• Kitchen: Oven; Range; Dishwasher
• Bedrooms: Master bedroom with private bath (first level); Additional bedrooms (first level)
• Flooring: Concrete; Laminate; Plywood
• Bathrooms: Two full bathrooms; Hall bath (first level); Master bath with shower only (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Insulated vinyl windows; Insulated doors; Accessible entrance; Laminate counters; Ceiling fan(s); Electric oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room accessed from garage (first level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $119k (18.1% below list).
• Recommended offer: $119k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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-, crime D+, amenities F.
• 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.
• Zoned schools: Woodrow Wilson Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 560 students, 0% FRL); Madison Ms (math 19% / reading 23%, grade F, #149 of 345 statewide, top 44%, 732 students, 0% FRL); Bartlesville Hs (math 38% / reading 45%, grade F, #23 of 447 statewide, top 5%, 1,642 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,750 (18.1% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 0.82% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $99,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Forrest Park Rd	0.07mi	3/1.0	1,073 (-5%)	3mo	$82,500	$77	87
430 NW Highland	0.32mi	3/1.0	1,138 (+1%)	6mo	$100,000	$88	79
102 Parkview Dr	0.29mi	3/1.0	1,085 (-4%)	4mo	$123,500	$114	78
409 Highland Dr	0.32mi	3/1.5	1,100 (-2%)	3mo	$80,000	$73	77
504 Highland Dr	0.39mi	3/1.5	1,154 (+3%)	1mo	$60,000	$52	75
421 NW Oak Park Rd	0.11mi	3/2.0	1,222 (+9%)	2mo	$115,000	$94	75
709 Brentwood Rd	0.35mi	2/1.5 (-1)	1,141 (+1%)	2mo	$132,000	$116	73
402 Lahoma	0.19mi	3/1.5	1,233 (+10%)	1mo	$107,500	$87	72
507 Highland Dr	0.42mi	3/1.5	1,162 (+3%)	2mo	$83,000	$71	72
705 Palmetto Rd	0.48mi	3/2.0	1,144 (+2%)	5mo	$120,000	$105	67
522 Lindenwood Dr	0.52mi	3/1.5	1,070 (-5%)	2mo	$83,000	$78	64
520 Highland Dr	0.48mi	4/1.5 (+1)	1,149 (+2%)	4mo	$135,000	$117	64

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: 26.1%
• Equity multiple: 3.08×
• Total profit: $84,283
• Equity at exit: $130,627

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $243,819
• Equity at exit: $281,703

Cash invested: $40,600 (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: 140
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $85

Break-even live

Break-even rent $1,080

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $167	-5% $126	+0% $85	+5% $44	+10% $2
Rent	-10% $-9	-5% $38	+0% $85	+5% $131	+10% $178
Rate	-1.0pp $158	-0.5pp $121	base $85	+0.5pp $47	+1.0pp $9

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $145,000 Active 115 DOM
2. 2026-06-19
   days on market $145,000 Active 112 DOM
3. 2026-06-18
   days on market $145,000 Active 111 DOM
4. 2026-06-17
   days on market $145,000 Active 110 DOM
5. 2026-06-16
   days on market $145,000 Active 109 DOM
6. 2026-06-15
   days on market $145,000 Active 108 DOM
7. 2026-06-14
   days on market $145,000 Active 106 DOM
8. 2026-06-12
   days on market $145,000 Active 105 DOM
9. 2026-06-09
   days on market $145,000 Active 102 DOM
10. 2026-06-08
    days on market $145,000 Active 101 DOM
11. 2026-06-07
    days on market $145,000 Active 100 DOM
12. 2026-06-05
    days on market $145,000 Active 97 DOM
13. 2026-06-03
    days on market $145,000 Active 96 DOM
14. 2026-06-02
    days on market $145,000 Active 95 DOM
15. 2026-06-01
    days on market $145,000 Active 94 DOM
16. 2026-05-31
    days on market $145,000 Active 93 DOM
17. 2026-05-30
    days on market $145,000 Active 92 DOM
18. 2026-04-23
    status Active
19. 2026-04-01
    status Pending
20. 2026-03-06
    status Active
21. 2026-02-25
    status Pending
22. 2026-01-27
    listed $145,000 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: $393 · $33/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$912/yr (+$76/mo · 232.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 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: $14,250
• − Mortgage interest: −$8,122
• − Property taxes: −$393
• − Insurance: −$725
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$4,218
• Taxable loss: −$1,488
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $1,372/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

5 events — show timeline

• 2026-04-23 Relisted — MLS Technology, Inc.
• 2026-04-01 Pending — MLS Technology, Inc.
• 2026-03-06 Relisted — MLS Technology, Inc.
• 2026-02-25 Pending — MLS Technology, Inc.
• 2026-01-27 Listed $145,000 MLS Technology, Inc.

Property tax history

-0.9%/yr

Latest (2025): $393 · -0.3% YoY. Source: county tax records.