2223 S Osage Ave · Bartlesville, OK 74003

$110,000

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 55 Days on market

Built 1950 7,315 sqft lot Est $99k · 11% 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 +15.2/30.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0

Listing remarks MLS

Move-in ready! Many improvements made including refurbished original hardwood floors, paint, backdoor replacement, water heater, brand new washer and range! Dining room floor was completely redone with wood veneer! Roof is newer. Lovely patio and big backyard with lots of potential!

Key facts

• Covered front porch
• Spacious living area
• Detached garage

Tags

• ORIGINAL HARDWOOD FLOORS
• ABUNDANT NATURAL LIGHT
• SPACIOUS LIVING AREA
• COVERED FRONT PORCH
• FULLY FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Annual tax information available (not included per instructions)
• HOA & community: Gutter(s) listed as a community feature

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built from wood frame with asbestos siding noted; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Concrete driveway; Rain gutters; Full fencing; Mature trees on the lot

Interior

• Kitchen: Oven; Range
• Bedrooms: Two first-floor bedrooms (each without an attached bath)
• Flooring: Tile; Wood
• Bathrooms: One full bathroom (hall/full)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Insulated doors; Aluminum and wood window frames; Laminate countertops; Gas range connection and gas oven connection; No additional interior features listed
• Laundry & utility: Utility room on first floor (inside); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $38 ($462/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 $98k (10.6% below list).
• Recommended offer: $98k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 1950 — 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 $98,334 (10.6% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.89% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $98,792
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2306 Osage	0.12mi	2/1.0	899 (-4%)	9mo	$69,118	$77	81
2261 SE Osage Ave	0.08mi	3/1.0 (+1)	989 (+6%)	9mo	$105,000	$106	74
2217 S Osage Ave	0.01mi	3/1.0 (+1)	1,020 (+9%)	15mo	$125,000	$123	66
2088 S Johnstone	0.26mi	1/1.0 (-1)	832 (-11%)	9mo	$69,118	$83	57
1835 S Armstrong Ave	0.70mi	2/1.0	1,050 (+13%)	6mo	$110,900	$106	41
1928 S Santa Fe Ave	0.65mi	3/1.0 (+1)	1,038 (+11%)	20mo	$115,000	$111	29

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: 25.4%
• Equity multiple: 3.02×
• Total profit: $62,362
• Equity at exit: $99,097

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $181,720
• Equity at exit: $213,706

Cash invested: $30,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $38

Break-even live

Break-even rent $935

Max offer price $110,000

Occupancy floor 91%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $110,000 Active 55 DOM
2. 2026-06-18
   days on market $110,000 Active 54 DOM
3. 2026-06-17
   days on market $110,000 Active 53 DOM
4. 2026-06-16
   days on market $110,000 Active 52 DOM
5. 2026-06-15
   days on market $110,000 Active 51 DOM
6. 2026-06-14
   days on market $110,000 Active 49 DOM
7. 2026-06-12
   days on market $110,000 Active 48 DOM
8. 2026-06-09
   days on market $110,000 Active 45 DOM
9. 2026-06-08
   days on market $110,000 Active 44 DOM
10. 2026-06-07
    days on market $110,000 Active 43 DOM
11. 2026-06-05
    days on market $110,000 Active 40 DOM
12. 2026-06-03
    days on market $110,000 Active 39 DOM
13. 2026-06-02
    days on market $110,000 Active 38 DOM
14. 2026-06-01
    days on market $110,000 Active 37 DOM
15. 2026-05-31
    days on market $110,000 Active 36 DOM
16. 2026-05-30
    days on market $110,000 Active 35 DOM
17. 2026-05-23
    status Active
18. 2026-05-16
    status Pending
19. 2026-04-18
    listed $110,000 Active
20. 2023-04-10
    soldstatus $106,000 Closed 283-char remark

    Show marketing remark (283 chars)

    Move-in ready! Many improvements made including refurbished original hardwood floors, paint, backdoor replacement, water heater, brand new washer and range! Dining room floor was completely redone with wood veneer! Roof is newer. Lovely patio and big backyard with lots of potential!

21. 2023-04-10
    soldstatus $106,000

    Show marketing remark (283 chars)

    Move-in ready! Many improvements made including refurbished original hardwood floors, paint, backdoor replacement, water heater, brand new washer and range! Dining room floor was completely redone with wood veneer! Roof is newer. Lovely patio and big backyard with lots of potential!

22. 2023-03-10
    status Pending 283-char remark

    Show marketing remark (283 chars)

    Move-in ready! Many improvements made including refurbished original hardwood floors, paint, backdoor replacement, water heater, brand new washer and range! Dining room floor was completely redone with wood veneer! Roof is newer. Lovely patio and big backyard with lots of potential!

23. 2023-02-16
    listed $110,000 Active 283-char remark

    Show marketing remark (283 chars)

    Move-in ready! Many improvements made including refurbished original hardwood floors, paint, backdoor replacement, water heater, brand new washer and range! Dining room floor was completely redone with wood veneer! Roof is newer. Lovely patio and big backyard with lots of potential!

24. 2020-11-10
    soldstatus $49,500
25. 2020-10-14
    soldstatus $49,500 Closed 387-char remark

    Show marketing remark (387 chars)

    Move-in ready! Improvements include: new ext paint 6/19, new roof on house 4/18, new carpet 4/16, garage door opener 3/14, electricity in garage 10/13, privacy fence 11/12, furnace 12/11, kitchen sewer line replaced 2/11, water heater 3/09. Lovely flagstone patio. Nice detached garage. Nice condition but seller is selling "as is. " Part of yard MAY be in 500 yr. flood plain.

26. 2020-09-08
    status Pending 387-char remark

    Show marketing remark (387 chars)

    Move-in ready! Improvements include: new ext paint 6/19, new roof on house 4/18, new carpet 4/16, garage door opener 3/14, electricity in garage 10/13, privacy fence 11/12, furnace 12/11, kitchen sewer line replaced 2/11, water heater 3/09. Lovely flagstone patio. Nice detached garage. Nice condition but seller is selling "as is. " Part of yard MAY be in 500 yr. flood plain.

27. 2020-08-26
    listed $52,900 Active 387-char remark

    Show marketing remark (387 chars)

    Move-in ready! Improvements include: new ext paint 6/19, new roof on house 4/18, new carpet 4/16, garage door opener 3/14, electricity in garage 10/13, privacy fence 11/12, furnace 12/11, kitchen sewer line replaced 2/11, water heater 3/09. Lovely flagstone patio. Nice detached garage. Nice condition but seller is selling "as is. " Part of yard MAY be in 500 yr. flood plain.

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $1,388 · $116/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 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $11,800
• − Mortgage interest: −$6,162
• − Property taxes: −$1,388
• − Insurance: −$550
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$3,200
• Taxable loss: −$1,388
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $795/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

+107.9% since first listed

11 events — show timeline

• 2026-05-23 Relisted — MLS Technology, Inc.
• 2026-05-16 Pending — MLS Technology, Inc.
• 2026-04-18 Listed $110,000 MLS Technology, Inc.
• 2023-04-10 Sold (Public Records) $106,000 Public Records
• 2023-04-10 Sold (MLS) $106,000 MLS Technology, Inc.
• 2023-03-10 Pending — MLS Technology, Inc.
• 2023-02-16 Listed $110,000 MLS Technology, Inc.
• 2020-11-10 Sold (Public Records) $49,500 Public Records
• 2020-10-14 Sold (MLS) $49,500 MLS Technology, Inc.
• 2020-09-08 Pending — MLS Technology, Inc.
• 2020-08-26 Listed $52,900 MLS Technology, Inc.

Property tax history

+14.2%/yr

Latest (2025): $1,388 · -9.8% YoY. Source: county tax records.