Bartlesville is a budget-friendly market in the South with a small but investable metro of 50,000. At a 5.42% estimated cap rate, this is a moderate market where rents of $1,130/mo lag behind home prices. With a median home price of $180,000 and steady population growth supports long-term rental demand, Bartlesville offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Bartlesville's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $180,000, the $1,130/mo rent produces only $812/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($36K at 7%) would result in approximately $-146/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 13.3x gross rent multiplier and 5.8% vacancy rate position Bartlesville as a value-oriented market. With annual appreciation at 2.5%, total returns (cash flow + equity growth) run approximately 7.9% before financing leverage.
Pre-filled with Bartlesville medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Bartlesville.
Bartlesville, OK has a population of 50,000 and has been growing at 0.9% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $180,000 paired with median rents of $1,130/mo produces an estimated cap rate of 5.42%.
Property taxes at 0.88% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.8% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 3.2x, homes cost about 3.2 times the local median income of $56,350. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.5% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Bartlesville presents moderate opportunities. Cap rates near 5.42% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.