1809 Fremont Rd · Bartlesville, OK 74006

$179,000

4 bd · 1.0 ba · 1,992 sqft · SingleFamily public records · 62 Days on market

Built 1954 0.70 ac lot Est $257k · 30% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.7/10.0
• 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

Super nice home. Open floor plan. Nice size patio. Large Lot. Some new windows. Newer shower pan. New vanity & toilet. New 50 gallon hot water heater. 4 yr old roof. Lots of storage.

Key facts

• Attached carport
• Sprawling lot
• New roof

Tags

• SPRAWLING LOT
• EXPANSIVE OUTDOOR LIVING
• DURABLE BRICK EXTERIOR
• TRADITIONAL GABLE ROOF
• ATTACHED CARPORT
• NEW ROOF

Property features AI

Finance

• Other: Annual tax information available

Exterior

• Parking: 2-car garage; Carport; Exterior storage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Built (year per public records); Brick, stone, wood siding on wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Concrete driveway; Shed(s); Pergola; Chain link fence; Mature trees; Near Hudson Lake (less than 5 miles)

Interior

• Kitchen: Eat-in kitchen with pantry; Oven; Range / Stove; Dishwasher; Electric water heater
• Bedrooms: Master bedroom with private bath (first floor); Second bedroom (first floor); Third bedroom (first floor)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Master bathroom with tub (full) (first floor); Hall bathroom with shower only (first floor)
• Heating & cooling: Central heating (gas) with multiple heating units; Central air conditioning (two units)
• Interior features: Ceiling fan(s); Laminate counters; Electric oven connection; Vinyl windows with wood frames
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 2 comparable units currently listed for rent nearby; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $179k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.17% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $256,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Rolling Hills Dr	0.47mi	4/2.0	2,057 (+3%)	1mo	$255,400	$124	68
1910 Roman St	0.43mi	3/2.0 (-1)	1,969 (-1%)	2mo	$289,000	$147	68
1811 Putnam	0.52mi	3/2.0 (-1)	1,976 (-1%)	1mo	$250,100	$127	65
1869 Putnam Dr	0.48mi	4/2.0	1,868 (-6%)	1mo	$232,500	$124	62
1776 Harned Dr	0.71mi	4/2.5	1,988 (-0%)	0mo	$300,000	$151	60
3918 Harvey Rd	0.56mi	3/2.0 (-1)	1,913 (-4%)	1mo	$210,000	$110	57
2004 Harriman Ct	0.46mi	4/2.0	1,796 (-10%)	2mo	$269,000	$150	56
3306 Rushmore Cir	0.41mi	4/2.0	1,750 (-12%)	2mo	$270,000	$154	55
1505 Melmart Dr	0.56mi	4/2.0	1,785 (-10%)	2mo	$220,000	$123	51
1801 Rolling Hills Pl	0.41mi	3/2.0 (-1)	2,254 (+13%)	1mo	$215,000	$95	49
1616 Harned Dr	0.67mi	3/2.5 (-1)	1,777 (-11%)	2mo	$238,900	$134	38
1500 Harris	0.70mi	3/2.0 (-1)	1,765 (-11%)	2mo	$228,500	$129	38

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,471
• Equity at exit: $26,689

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $42,642
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $494

Break-even live

Break-even rent $1,470

Max offer price $179,000

Occupancy floor 71%

Sensitivity live

Price	-10% $596	-5% $545	+0% $494	+5% $444	+10% $393
Rent	-10% $329	-5% $412	+0% $494	+5% $577	+10% $660
Rate	-1.0pp $585	-0.5pp $540	base $494	+0.5pp $448	+1.0pp $401

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Sheridan Rd Bartlesville, OK	3.0	3.0	2400	$1,400	$0.58	25d	1	0.39mi
3117 Stonewall Dr Bartlesville, OK	4.0	3.0	1977	$2,950	$1.49	3d	1	0.56mi

Listing history 26 events

1. 2026-06-18
   days on market $179,000 Active 62 DOM
2. 2026-06-17
   days on market $179,000 Active 61 DOM
3. 2026-06-16
   days on market $179,000 Active 60 DOM
4. 2026-06-15
   days on market $179,000 Active 59 DOM
5. 2026-06-14
   days on market $179,000 Active 57 DOM
6. 2026-06-12
   days on market $179,000 Active 56 DOM
7. 2026-06-09
   days on market $179,000 Active 53 DOM
8. 2026-06-08
   days on market $179,000 Active 52 DOM
9. 2026-06-07
   days on market $179,000 Active 51 DOM
10. 2026-06-05
    days on market $179,000 Active 48 DOM
11. 2026-06-03
    days on market $179,000 Active 47 DOM
12. 2026-06-02
    days on market $179,000 Active 46 DOM
13. 2026-06-01
    days on market $179,000 Active 45 DOM
14. 2026-05-31
    days on market $179,000 Active 44 DOM
15. 2026-05-30
    days on market $179,000 Active 43 DOM
16. 2026-05-08
    price $179,000
17. 2026-04-30
    price $189,000
18. 2026-04-17
    listed $199,000 Active
19. 2026-04-01
    soldstatus $97,500
20. 2017-04-10
    soldstatus $100,000
21. 2009-12-17
    soldstatus $80,000
22. 2009-12-15
    soldstatus $80,000 188-char remark

    Show marketing remark (188 chars)

    Super nice home. Open floor plan. Nice size patio. Large Lot. Some new windows. Newer shower pan. New vanity & toilet. New 50 gallon hot water heater. 4 yr old roof. Lots of storage.

23. 2009-11-20
    historical 188-char remark

    Show marketing remark (188 chars)

    Super nice home. Open floor plan. Nice size patio. Large Lot. Some new windows. Newer shower pan. New vanity & toilet. New 50 gallon hot water heater. 4 yr old roof. Lots of storage.

24. 2009-10-27
    listed $86,000 188-char remark

    Show marketing remark (188 chars)

    Super nice home. Open floor plan. Nice size patio. Large Lot. Some new windows. Newer shower pan. New vanity & toilet. New 50 gallon hot water heater. 4 yr old roof. Lots of storage.

25. 1997-08-01
    soldstatus $64,000
26. 1997-05-12
    listed $68,900

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/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 6/10 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: $25,149
• − Mortgage interest: −$10,027
• − Property taxes: −$1,775
• − Insurance: −$895
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$5,207
• Taxable income: $3,221
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $5,160/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

+159.8% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $179,000 MLS Technology, Inc.
• 2026-04-30 Price Changed $189,000 MLS Technology, Inc.
• 2026-04-17 Listed $199,000 MLS Technology, Inc.
• 2026-04-01 Sold (Public Records) $97,500 Public Records
• 2017-04-10 Sold (Public Records) $100,000 Public Records
• 2009-12-17 Sold (Public Records) $80,000 Public Records
• 2009-12-15 Sold (MLS) $80,000 MLS Technology, Inc.
• 2009-11-20 Listing Removed — MLS Technology, Inc.
• 2009-10-27 Listed $86,000 MLS Technology, Inc.
• 1997-08-01 Sold (Public Records) $64,000 Public Records
• 1997-05-12 Listed $68,900 MLS Technology, Inc.

Property tax history

+5.0%/yr

Latest (2025): $1,775 · +1.8% YoY. Source: county tax records.