1337 S Keeler Ave · Bartlesville, OK 74003

$90,000

4 bd · 1.0 ba · 2,304 sqft · SingleFamily public records · 12 Days on market

Built 1930 6,885 sqft lot

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity in the established McDaniels II Subdivision! This duplex property features two separate apartments, each offering 2 bedrooms and 1 full bath. Whether you’re looking to expand your investment portfolio or live in one unit while generating rental income from the other, this property offers excellent potential. Conveniently located in a well-established neighborhood close to schools, shopping, and local amenities. Being sold as one building at one price—don’t miss this versatile income-producing property!

Key facts

• 6,885 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Faces east; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Patio; Chain link fence; No other exterior features listed

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bedrooms: Master bedroom (first level); Additional bedroom (first level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate countertops; Ceiling fan(s); Programmable thermostat; Insulated windows with wood frames; Insulated and storm doors
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.0% 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-, 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $67k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $90,000

Questions for the listing agent

1. Built in 1930 — 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: 1.44% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $223,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 SW Jennings Ave	0.22mi	4/2.0	2,024 (-12%)	4mo	$163,000	$81	62
1401 SE Delaware Ave	0.38mi	4/3.5	2,256 (-2%)	11mo	$350,000	$155	60
1107 S Keeler Ave	0.21mi	3/2.0 (-1)	2,145 (-7%)	16mo	$170,000	$79	56
1490 SE Cherokee Pl	0.36mi	3/2.5 (-1)	2,430 (+6%)	10mo	$241,000	$99	55
1625 Cherokee Pl	0.45mi	3/2.5 (-1)	2,398 (+4%)	8mo	$130,969	$55	55
1732 S Dewey	0.53mi	3/2.5 (-1)	2,110 (-8%)	2mo	$245,000	$116	49
703 SE Delaware Ave	0.64mi	4/1.0	2,189 (-5%)	20mo	$62,000	$28	46
1445 Apple Alley St	0.60mi	3/2.0 (-1)	2,531 (+10%)	1mo	$245,000	$97	45
1604 S Johnstone Ave	0.34mi	3/3.0 (-1)	2,134 (-7%)	18mo	$215,000	$101	43
1601 Cherokee Pl	0.41mi	3/2.0 (-1)	1,990 (-14%)	14mo	$175,000	$88	37
1829 S Dewey Ave	0.63mi	3/2.0 (-1)	2,090 (-9%)	12mo	$209,000	$100	36
1316 SE Delaware Ave	0.42mi	3/2.5 (-1)	2,044 (-11%)	21mo	$164,000	$80	33

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: 39.4%
• Equity multiple: 4.02×
• Total profit: $76,062
• Equity at exit: $81,079

10-year hold

• IRR: 33.9%
• Equity multiple: 9.05×
• Total profit: $202,740
• Equity at exit: $174,850

Cash invested: $25,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $425

Break-even live

Break-even rent $760

Max offer price $90,000

Occupancy floor 62%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-18
   status Active
2. 2026-05-18
   price $90,000
3. 2026-04-17
   historical
4. 2026-04-16
   status Active
5. 2026-04-10
   historical
6. 2026-04-07
   listed $85,000
7. 2026-03-19
   historical
8. 2026-03-06
   price $114,000
9. 2026-02-23
   price $124,000
10. 2026-02-13
    status Active
11. 2026-02-13
    price $130,000
12. 2026-02-08
    status Pending
13. 2026-01-22
    listed $135,000 Active
14. 2025-03-29
    status Pending
15. 2025-03-29
    historical
16. 2025-03-29
    listed $115,000 Active
17. 2007-08-02
    soldstatus $67,000
18. 2006-10-06
    historical
19. 2006-04-26
    listed $79,500
20. 2005-05-17
    soldstatus $59,000

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,093 · $91/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°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: $15,571
• − Mortgage interest: −$5,041
• − Property taxes: −$1,093
• − Insurance: −$450
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,618
• Taxable income: $3,877
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,164/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

+52.5% since first listed

20 events — show timeline

• 2026-05-18 Relisted — MLS Technology, Inc.
• 2026-05-18 Price Changed $90,000 MLS Technology, Inc.
• 2026-04-17 Listing Removed — MLS Technology, Inc.
• 2026-04-16 Relisted — MLS Technology, Inc.
• 2026-04-10 Listing Removed — MLS Technology, Inc.
• 2026-04-07 Listed $85,000 MLS Technology, Inc.
• 2026-03-19 Listing Removed — MLS Technology, Inc.
• 2026-03-06 Price Changed $114,000 MLS Technology, Inc.
• 2026-02-23 Price Changed $124,000 MLS Technology, Inc.
• 2026-02-13 Relisted — MLS Technology, Inc.
• 2026-02-13 Price Changed $130,000 MLS Technology, Inc.
• 2026-02-08 Pending — MLS Technology, Inc.
• 2026-01-22 Listed $135,000 MLS Technology, Inc.
• 2025-03-29 Pending — MLS Technology, Inc.
• 2025-03-29 Listing Removed — MLS Technology, Inc.
• 2025-03-29 Listed $115,000 MLS Technology, Inc.
• 2007-08-02 Sold (Public Records) $67,000 Public Records
• 2006-10-06 Listing Removed — MLS Technology, Inc.
• 2006-04-26 Listed $79,500 MLS Technology, Inc.
• 2005-05-17 Sold (Public Records) $59,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,093 · +1.9% YoY. Source: county tax records.