721 S Hickory Ave · Bartlesville, OK 74003

$85,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 52 Days on market

Built 1930 6,250 sqft lot Est $101k · 16% under ↓ 11% since listing

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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 +14.7/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

home that has been well taken care of with lots of updates sets on a corner lot, with a chain-link fence. Kitchen has lovely wood cabinets, microwave, dishwasher, disposal with a built-in stove & oven, Living Room, Dining Room with eating bar, Laundry area located in a nice sized room off the kitchen could be an used for office/den/bedroom also has a door leading to the back yard. Central heat/air also owner has left window air units in place. Covered front porch faces east for a lovely place to set in the evening and wind down after a long day. Storage building. Owner would prefer to sell home "AS IS" Also Bar stools will not remain with house.

Key facts

• Covered front porch
• Built-in stove
• Laundry area

Tags

• CORNER LOT
• CHAIN-LINK FENCE
• BUILT-IN STOVE
• LAUNDRY AREA
• COVERED FRONT PORCH
• STORAGE BUILDING

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Gravel driveway parking
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Masonite and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Gravel driveway; Chain-link fencing; Shed(s); Corner lot

Interior

• Kitchen: Country-style kitchen; Built-in range; Built-in oven; Range; Oven; Microwave; Dishwasher; Disposal
• Bedrooms: Two first-floor bedrooms (no attached baths)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Wood-framed windows; Accessible doors; Laminate counters; Ceiling fan(s)
• Laundry & utility: Separate utility room on the first floor; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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).

Forward outlook

• In year one you build about $9k of equity ($588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.13%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $101,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 S Armstrong Ave	0.45mi	2/1.0	1,125 (+6%)	4mo	$30,500	$27	66
116 S Seminole Ave	0.44mi	2/1.0	1,128 (+6%)	6mo	$60,000	$53	64
1429 S Oak	0.60mi	1/1.0 (-1)	1,074 (+1%)	9mo	$69,118	$64	58
213 W 12th	0.50mi	1/1.0 (-1)	1,124 (+6%)	9mo	$69,118	$61	55
1442 S Hickory Ave	0.63mi	3/1.0 (+1)	1,076 (+1%)	14mo	$105,000	$98	52
1424 S Penn Ave	0.61mi	3/1.0 (+1)	1,016 (-4%)	10mo	$106,950	$105	51
1446 S Hickory Ave	0.64mi	3/1.0 (+1)	1,095 (+3%)	12mo	$104,000	$95	50
811 NW Lupa St	0.72mi	3/1.0 (+1)	1,092 (+3%)	12mo	$40,500	$37	47
1509 SW Elm Ave	0.69mi	3/2.0 (+1)	1,056 (-1%)	16mo	$162,500	$154	44
1320 S Elm Ave	0.49mi	3/1.0 (+1)	1,200 (+13%)	14mo	$111,000	$93	39
1319 S Dewey Ave	0.71mi	2/1.0	1,187 (+12%)	12mo	$133,000	$112	38
1354 S Johnstone Ave	0.74mi	3/1.5 (+1)	1,200 (+13%)	12mo	$147,000	$123	27

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: 39.3%
• Equity multiple: 4.01×
• Total profit: $71,680
• Equity at exit: $76,575

10-year hold

• IRR: 33.8%
• Equity multiple: 9.03×
• Total profit: $191,022
• Equity at exit: $165,136

Cash invested: $23,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $399

Break-even live

Break-even rent $633

Max offer price $85,000

Occupancy floor 60%

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: $21,250
• Closing costs: $2,550
• 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	23d	1	0.50mi

Listing history 27 events

1. 2026-06-19
   days on market $85,000 Active 52 DOM
2. 2026-06-18
   days on market $85,000 Active 51 DOM
3. 2026-06-17
   days on market $85,000 Active 50 DOM
4. 2026-06-16
   days on market $85,000 Active 49 DOM
5. 2026-06-15
   days on market $85,000 Active 48 DOM
6. 2026-06-14
   days on market $85,000 Active 46 DOM
7. 2026-06-12
   days on market $85,000 Active 45 DOM
8. 2026-06-09
   days on market $85,000 Active 42 DOM
9. 2026-06-08
   days on market $85,000 Active 41 DOM
10. 2026-06-07
    days on market $85,000 Active 40 DOM
11. 2026-06-05
    days on market $85,000 Active 37 DOM
12. 2026-06-03
    days on market $85,000 Active 36 DOM
13. 2026-06-02
    days on market $85,000 Active 35 DOM
14. 2026-06-01
    days on market $85,000 Active 34 DOM
15. 2026-05-31
    days on market $85,000 Active 33 DOM
16. 2026-05-30
    days on market $85,000 Active 32 DOM
17. 2026-04-27
    listed $85,000 Active
18. 2026-03-28
    historical
19. 2025-09-29
    listed $95,000 Active
20. 2025-01-31
    historical
21. 2025-01-30
    status Pending
22. 2024-11-16
    status Active
23. 2024-11-12
    status Pending
24. 2024-11-07
    status Active
25. 2024-10-29
    status Pending
26. 2024-10-15
    price $83,999
27. 2024-08-16
    listed $95,000 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: $229 · $19/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$536/yr (+$45/mo · 234.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°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: $13,662
• − Mortgage interest: −$4,761
• − Property taxes: −$229
• − Insurance: −$425
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,473
• Taxable income: $3,588
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $3,929/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

-10.5% since first listed

11 events — show timeline

• 2026-04-27 Listed $85,000 MLS Technology, Inc.
• 2026-03-28 Listing Removed — MLS Technology, Inc.
• 2025-09-29 Listed $95,000 MLS Technology, Inc.
• 2025-01-31 Listing Removed — MLS Technology, Inc.
• 2025-01-30 Pending — MLS Technology, Inc.
• 2024-11-16 Relisted — MLS Technology, Inc.
• 2024-11-12 Pending — MLS Technology, Inc.
• 2024-11-07 Relisted — MLS Technology, Inc.
• 2024-10-29 Pending — MLS Technology, Inc.
• 2024-10-15 Price Changed $83,999 MLS Technology, Inc.
• 2024-08-16 Listed $95,000 MLS Technology, Inc.

Property tax history

+4.1%/yr

Latest (2025): $229 · +2.2% YoY. Source: county tax records.