524 Sooner Rd · Bartlesville, OK 74003

$115,000

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 9 Days on market

Built 1962 8,000 sqft lot Est $105k · 10% over

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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 +23.2/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• ARV discount +3.2/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute, move-in ready home waiting for its next owner! This well-maintained property is in great condition and offers an affordable opportunity for buyers looking for comfort and value. The HVAC system was replaced just a few years ago, providing added peace of mind. A nice bonus is the workshop in the backyard, perfect for hobbies, storage, or projects. If you're searching for an affordable home that's ready for you to move right in, this could be the perfect fit!

Key facts

• Hvac system replaced
• Workshop in backyard
• 8,000 sq ft lot

Tags

• HVAC SYSTEM REPLACED
• WORKSHOP IN BACKYARD

Property features AI

Finance

• HOA & community: Gutters and sidewalks in the community

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered porch; Privacy fencing; Shed(s), storage, and workshop

Interior

• Kitchen: Built-in range; Oven; Range; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Storm door(s); Ceramic counters; Laminate counters; Electric oven and range connections; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/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 $113k (1.4% below list).
• Recommended offer: $113k (1.4% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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 ($795 loan paydown + $12k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $113,424 (1.4% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $105,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Carol Rd	0.22mi	3/1.5	979 (-2%)	6mo	$50,000	$51	81
522 Lindenwood Dr	0.18mi	3/1.5	1,070 (+7%)	2mo	$83,000	$78	79
408 Lindenwood Dr	0.23mi	2/2.0 (-1)	1,024 (+2%)	6mo	$111,300	$109	73
420 Lindenwood Dr	0.17mi	3/1.0	922 (-8%)	7mo	$85,000	$92	71
409 Highland Dr	0.24mi	3/1.5	1,100 (+10%)	3mo	$80,000	$73	70
127 Forrest Park Rd	0.34mi	3/1.0	1,073 (+7%)	3mo	$82,500	$77	68
430 NW Highland	0.12mi	3/1.0	1,138 (+14%)	6mo	$100,000	$88	65
520 Highland Dr	0.11mi	4/1.5 (+1)	1,149 (+15%)	4mo	$135,000	$117	62
705 Palmetto Rd	0.17mi	3/2.0	1,144 (+14%)	5mo	$120,000	$105	62
709 Brentwood Rd	0.19mi	2/1.5 (-1)	1,141 (+14%)	2mo	$132,000	$116	61
105 Mistletoe Ln	0.47mi	3/1.0	1,065 (+6%)	9mo	$118,450	$111	58
102 Parkview Dr	0.55mi	3/1.0	1,085 (+8%)	4mo	$123,500	$114	55

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: 29.9%
• Equity multiple: 3.36×
• Total profit: $75,835
• Equity at exit: $103,601

10-year hold

• IRR: 25.9%
• Equity multiple: 7.61×
• Total profit: $212,804
• Equity at exit: $223,420

Cash invested: $32,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $208

Break-even live

Break-even rent $871

Max offer price $115,000

Occupancy floor 77%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $115,000 Active 9 DOM
2. 2026-06-18
   days on market $115,000 Active 8 DOM
3. 2026-06-17
   days on market $115,000 Active 7 DOM
4. 2026-06-16
   days on market $115,000 Active 6 DOM
5. 2026-06-15
   days on market $115,000 Active 5 DOM
6. 2026-06-14
   days on market $115,000 Active 3 DOM
7. 2026-06-12
   remarks 467-char remark
8. 2026-06-12
   listed $115,000 Active 2 DOM

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$591/yr (+$49/mo · 133.1%)

ⓘ 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 ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,611
• − Mortgage interest: −$6,442
• − Property taxes: −$444
• − Insurance: −$575
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,345
• Taxable income: $627
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $2,346/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

+76.9% since first listed

2 events — show timeline

• 2026-06-10 Listed $115,000 MLS Technology, Inc.
• 2025-05-30 Sold (Public Records) $65,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $444 · -3.1% YoY. Source: county tax records.