221 Spring Rd · Bartlesville, OK 74003

$95,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 23 Days on market

Built 1958 8,125 sqft lot Est $105k · 10% under

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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 +27.6/30.0
• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WOW! Like new construction. beautifully remodeled w/ new carpet, paint & appliances. Double sink in bathroom, updated kitchen & 1yr home warranty offered. Owner is an Oklahoma real estate licensee. Seller is offering up to $2000 credit toward closing cost

Key facts

• Vinyl windows
• Fully fenced yard
• Corner lot

Tags

• CORNER LOT
• ROOF INSTALLED IN 2019
• VINYL WINDOWS
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built according to public records (year built source)
• Exterior features: Covered patio; Concrete driveway; Chain link full fencing; Mature trees; Corner lot

Interior

• Kitchen: Kitchen with breakfast nook; Dishwasher; Disposal; Oven/Range/Stove; Gas oven connection
• Bedrooms: Master bedroom with walk-in closet; Additional bedrooms on the first level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Hall full bathroom with bathtub and double sink
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Laminate counters; Insulated windows; Insulated doors
• Laundry & utility: Utility room (inside); Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.
• Current owner paid $60k; list at $95k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.19% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 7.0

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
408 Lindenwood Dr	0.12mi	2/2.0 (-1)	1,024 (+2%)	6mo	$111,300	$109	76
409 Highland Dr	0.09mi	3/1.5	1,100 (+10%)	3mo	$80,000	$73	75
420 Lindenwood Dr	0.17mi	3/1.0	922 (-8%)	7mo	$85,000	$92	73
105 Mistletoe Ln	0.20mi	3/1.0	1,065 (+6%)	9mo	$118,450	$111	73
127 Forrest Park Rd	0.29mi	3/1.0	1,073 (+7%)	3mo	$82,500	$77	72
102 Parkview Dr	0.26mi	3/1.0	1,085 (+8%)	4mo	$123,500	$114	71
522 Lindenwood Dr	0.37mi	3/1.5	1,070 (+7%)	2mo	$83,000	$78	68
517 Carol Rd	0.50mi	3/1.5	979 (-2%)	6mo	$50,000	$51	66
430 NW Highland	0.19mi	3/1.0	1,138 (+14%)	6mo	$100,000	$88	64
709 Brentwood Rd	0.41mi	2/1.5 (-1)	1,141 (+14%)	2mo	$132,000	$116	49
520 Highland Dr	0.35mi	4/1.5 (+1)	1,149 (+15%)	4mo	$135,000	$117	48
705 Palmetto Rd	0.47mi	3/2.0	1,144 (+14%)	5mo	$120,000	$105	46

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: 33.7%
• Equity multiple: 3.63×
• Total profit: $69,840
• Equity at exit: $85,584

10-year hold

• IRR: 29.1%
• Equity multiple: 8.20×
• Total profit: $191,404
• Equity at exit: $184,564

Cash invested: $26,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $284

Break-even live

Break-even rent $774

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $338	-5% $311	+0% $284	+5% $257	+10% $231
Rent	-10% $195	-5% $240	+0% $284	+5% $329	+10% $374
Rate	-1.0pp $332	-0.5pp $309	base $284	+0.5pp $260	+1.0pp $235

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $95,000 Active 23 DOM
2. 2026-06-18
   days on market $95,000 Active 22 DOM
3. 2026-06-17
   days on market $95,000 Active 21 DOM
4. 2026-06-16
   days on market $95,000 Active 20 DOM
5. 2026-06-15
   days on market $95,000 Active 19 DOM
6. 2026-06-14
   days on market $95,000 Active 17 DOM
7. 2026-06-12
   statusdays on market $95,000 Active 16 DOM
8. 2026-05-12
   listed $95,000 Active
9. 2014-11-21
   soldstatus $60,100
10. 2014-11-20
    soldstatus $59,900 267-char remark

    Show marketing remark (267 chars)

    WOW! Like new construction. beautifully remodeled w/ new carpet, paint & appliances. Double sink in bathroom, updated kitchen & 1yr home warranty offered. Owner is an Oklahoma real estate licensee. Seller is offering up to $2000 credit toward closing cost

11. 2014-10-17
    historical 267-char remark

    Show marketing remark (267 chars)

    WOW! Like new construction. beautifully remodeled w/ new carpet, paint & appliances. Double sink in bathroom, updated kitchen & 1yr home warranty offered. Owner is an Oklahoma real estate licensee. Seller is offering up to $2000 credit toward closing cost

12. 2014-07-07
    listed $59,900 267-char remark

    Show marketing remark (267 chars)

    WOW! Like new construction. beautifully remodeled w/ new carpet, paint & appliances. Double sink in bathroom, updated kitchen & 1yr home warranty offered. Owner is an Oklahoma real estate licensee. Seller is offering up to $2000 credit toward closing cost

13. 2014-05-29
    soldstatus $30,000 211-char remark

    Show marketing remark (211 chars)

    Nice corner lot with shade trees. HUD property. Case #422-307953. Insured with $1650 repair escrow. Sold 'as is. ' Buyer to verify all information. Buyer responsible for cost/replacement of any missing meters.

14. 2014-04-23
    historical 211-char remark

    Show marketing remark (211 chars)

    Nice corner lot with shade trees. HUD property. Case #422-307953. Insured with $1650 repair escrow. Sold 'as is. ' Buyer to verify all information. Buyer responsible for cost/replacement of any missing meters.

15. 2014-03-15
    listed $33,000 211-char remark

    Show marketing remark (211 chars)

    Nice corner lot with shade trees. HUD property. Case #422-307953. Insured with $1650 repair escrow. Sold 'as is. ' Buyer to verify all information. Buyer responsible for cost/replacement of any missing meters.

16. 2009-11-09
    soldstatus $70,000
17. 2009-11-06
    soldstatus $70,000
18. 2009-10-06
    historical
19. 2009-09-28
    listed $69,900
20. 2009-09-14
    historical
21. 2009-03-13
    listed $69,900
22. 1989-04-28
    soldstatus $15,000

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $887 · $74/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 8/10 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: $13,611
• − Mortgage interest: −$5,321
• − Property taxes: −$887
• − Insurance: −$475
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,764
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $2,936/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

+533.3% since first listed

15 events — show timeline

• 2026-05-12 Listed $95,000 MLS Technology, Inc.
• 2014-11-21 Sold (Public Records) $60,100 Public Records
• 2014-11-20 Sold (MLS) $59,900 MLS Technology, Inc.
• 2014-10-17 Listing Removed — MLS Technology, Inc.
• 2014-07-07 Listed $59,900 MLS Technology, Inc.
• 2014-05-29 Sold (MLS) $30,000 MLS Technology, Inc.
• 2014-04-23 Listing Removed — MLS Technology, Inc.
• 2014-03-15 Listed $33,000 MLS Technology, Inc.
• 2009-11-09 Sold (Public Records) $70,000 Public Records
• 2009-11-06 Sold (MLS) $70,000 MLS Technology, Inc.
• 2009-10-06 Listing Removed — MLS Technology, Inc.
• 2009-09-28 Listed $69,900 MLS Technology, Inc.
• 2009-09-14 Listing Removed — MLS Technology, Inc.
• 2009-03-13 Listed $69,900 MLS Technology, Inc.
• 1989-04-28 Sold (Public Records) $15,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $887 · -1.8% YoY. Source: county tax records.