1329 Bynum Rd · Bartlesville, OK 74006

$166,000

3 bd · 1.5 ba · 2,289 sqft · SingleFamily public records · 252 Days on market

Built 1979 9,373 sqft lot Est $261k · 36% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in Woodland Park offering multiple living spaces for kids of all ages to enjoy! Walkout basement has a cozy fireplace plus a nook with sink and a refrigerator for refreshments while others can enjoy the formal living room and den. Nice bedrooms

Key facts

• 9,373 sq ft lot
• 2 garage spots
• Built 1979

Tags

• FINISHED WALKOUT BASEMENT
• DECK OFF THE LIVING ROOM
• FLEX ROOM OFF THE KITCHEN

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 4 stories; Faces east; Basement present (partial)
• Construction: Stone and wood frame construction; Asphalt/fiberglass roof; Basement foundation
• Exterior features: Concrete driveway; Deck; Patio; Privacy fencing; Mature trees

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning; 2 gas log fireplaces
• Interior features: Laminate counters; Electric range connection; Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 231 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $146,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.07% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $260,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3717 Ravenwood Dr	0.11mi	4/3.5 (+1)	2,402 (+5%)	1mo	$180,000	$75	73
3321 Woodland Rd	0.26mi	4/3.0 (+1)	2,359 (+3%)	3mo	$225,000	$95	69
1306 SE Greystone Ave	0.49mi	4/2.5 (+1)	2,277 (-0%)	9mo	$220,000	$97	60
1135 Meadow Ln	0.73mi	3/2.0	2,406 (+5%)	0mo	$265,000	$110	55
2908 Sheridan Rd	0.50mi	3/2.0	1,979 (-14%)	4mo	$90,000	$45	49
1405 Brookside Pkwy	0.24mi	4/2.5 (+1)	1,949 (-15%)	8mo	$252,500	$130	48
1032 Grandview Rd	0.72mi	4/3.0 (+1)	2,383 (+4%)	3mo	$145,000	$61	46
1232 Meadow Dr	0.61mi	3/2.0	1,980 (-14%)	5mo	$225,000	$114	42
2501 Cherokee Hills Pl	0.68mi	3/2.5	2,586 (+13%)	3mo	$300,000	$116	40
1910 Roman St	0.75mi	3/2.0	1,969 (-14%)	2mo	$289,000	$147	38
1435 Lariat Dr	0.74mi	3/2.0	1,972 (-14%)	8mo	$262,000	$133	34
1031 SE Greystone Ave	0.62mi	4/2.5 (+1)	1,987 (-13%)	9mo	$252,000	$127	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-8,593
• Equity at exit: $24,751

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $16,114
• Equity at exit: $14,353

Cash invested: $46,480 (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 74006

• Home prices YoY: -33.2%
• Active inventory: 231
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$871
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $287

Break-even live

Break-even rent $1,415

Max offer price $166,000

Occupancy floor 79%

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Sheridan Rd Bartlesville, OK	3.0	3.0	2400	$1,400	$0.58	24d	1	0.37mi
3117 Stonewall Dr Bartlesville, OK	4.0	3.0	1977	$2,950	$1.49	2d	1	0.89mi
5530 Colony Way Bartlesville, OK	1.0–2.0	1.0–2.5	1176	$1,399	$1.19	24d	4	1.47mi

Listing history 30 events

1. 2026-06-19
   days on market $166,000 Active 252 DOM
2. 2026-06-18
   days on market $166,000 Active 251 DOM
3. 2026-06-17
   days on market $166,000 Active 250 DOM
4. 2026-06-16
   days on market $166,000 Active 249 DOM
5. 2026-06-15
   days on market $166,000 Active 248 DOM
6. 2026-06-14
   days on market $166,000 Active 246 DOM
7. 2026-06-12
   days on market $166,000 Active 245 DOM
8. 2026-06-09
   days on market $166,000 Active 242 DOM
9. 2026-06-08
   days on market $166,000 Active 241 DOM
10. 2026-06-07
    days on market $166,000 Active 240 DOM
11. 2026-06-05
    days on market $166,000 Active 237 DOM
12. 2026-06-03
    days on market $166,000 Active 236 DOM
13. 2026-06-02
    days on market $166,000 Active 235 DOM
14. 2026-06-01
    days on market $166,000 Active 234 DOM
15. 2026-05-31
    days on market $166,000 Active 233 DOM
16. 2026-05-30
    days on market $166,000 Active 232 DOM
17. 2025-10-13
    price $166,000
18. 2025-10-10
    listed $175,000 Active
19. 2018-09-28
    soldstatus $130,000
20. 2018-09-25
    soldstatus $132,000 Closed 255-char remark

    Show marketing remark (255 chars)

    Great home in Woodland Park offering multiple living spaces for kids of all ages to enjoy! Walkout basement has a cozy fireplace plus a nook with sink and a refrigerator for refreshments while others can enjoy the formal living room and den. Nice bedrooms

21. 2018-09-02
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Great home in Woodland Park offering multiple living spaces for kids of all ages to enjoy! Walkout basement has a cozy fireplace plus a nook with sink and a refrigerator for refreshments while others can enjoy the formal living room and den. Nice bedrooms

22. 2018-06-20
    status Active 255-char remark

    Show marketing remark (255 chars)

    Great home in Woodland Park offering multiple living spaces for kids of all ages to enjoy! Walkout basement has a cozy fireplace plus a nook with sink and a refrigerator for refreshments while others can enjoy the formal living room and den. Nice bedrooms

23. 2018-05-15
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Great home in Woodland Park offering multiple living spaces for kids of all ages to enjoy! Walkout basement has a cozy fireplace plus a nook with sink and a refrigerator for refreshments while others can enjoy the formal living room and den. Nice bedrooms

24. 2018-04-19
    listed $137,000 Active 255-char remark

    Show marketing remark (255 chars)

    Great home in Woodland Park offering multiple living spaces for kids of all ages to enjoy! Walkout basement has a cozy fireplace plus a nook with sink and a refrigerator for refreshments while others can enjoy the formal living room and den. Nice bedrooms

25. 2013-12-31
    soldstatus $130,000 244-char remark

    Show marketing remark (244 chars)

    Opportunity Knocks! A big house with 3 living areas including HUGE Game Room w wet bar & fireplace for lots of fun. Great kitchen w tile flooring and pretty wood cabinets. Formal living & dining plus Den w fireplace. Offers Welcome!

26. 2013-12-31
    soldstatus $130,000

    Show marketing remark (244 chars)

    Opportunity Knocks! A big house with 3 living areas including HUGE Game Room w wet bar & fireplace for lots of fun. Great kitchen w tile flooring and pretty wood cabinets. Formal living & dining plus Den w fireplace. Offers Welcome!

27. 2013-11-17
    historical 244-char remark

    Show marketing remark (244 chars)

    Opportunity Knocks! A big house with 3 living areas including HUGE Game Room w wet bar & fireplace for lots of fun. Great kitchen w tile flooring and pretty wood cabinets. Formal living & dining plus Den w fireplace. Offers Welcome!

28. 2013-09-14
    listed $154,900 244-char remark

    Show marketing remark (244 chars)

    Opportunity Knocks! A big house with 3 living areas including HUGE Game Room w wet bar & fireplace for lots of fun. Great kitchen w tile flooring and pretty wood cabinets. Formal living & dining plus Den w fireplace. Offers Welcome!

29. 2013-08-28
    historical
30. 2013-08-26
    listed $139,900

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/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 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,339
• − Mortgage interest: −$9,299
• − Property taxes: −$2,134
• − Insurance: −$830
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$4,829
• Taxable income: $833
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $3,248/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): 27,911
• Household income: $71,796
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 563.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 9% Native American 7% Hispanic / Latino 6% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Vietnamese 1% Chinese 1%

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: ▼ -118.35%
• Current HPI: 237.9056
• 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

+18.7% since first listed

14 events — show timeline

• 2025-10-13 Price Changed $166,000 MLS Technology, Inc.
• 2025-10-10 Listed $175,000 MLS Technology, Inc.
• 2018-09-28 Sold (Public Records) $130,000 Public Records
• 2018-09-25 Sold (MLS) $132,000 MLS Technology, Inc.
• 2018-09-02 Pending — MLS Technology, Inc.
• 2018-06-20 Relisted — MLS Technology, Inc.
• 2018-05-15 Pending — MLS Technology, Inc.
• 2018-04-19 Listed $137,000 MLS Technology, Inc.
• 2013-12-31 Sold (Public Records) $130,000 Public Records
• 2013-12-31 Sold (MLS) $130,000 MLS Technology, Inc.
• 2013-11-17 Listing Removed — MLS Technology, Inc.
• 2013-09-14 Listed $154,900 MLS Technology, Inc.
• 2013-08-28 Listing Removed — MLS Technology, Inc.
• 2013-08-26 Listed $139,900 MLS Technology, Inc.

Property tax history

+2.1%/yr

Latest (2025): $2,134 · +1.8% YoY. Source: county tax records.