Is Custer County, OK good for real estate investing?

Custer County has an investment score of 70/100, rated as "Buy". The county ranks #149 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Custer?

The rent-to-price ratio in Custer County is 6.01% annually, which ranks in the 48th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Custer?

The median home price in Custer County is $182,788. This ranks #295 in affordability among all US counties.

Can you cash flow on rental properties in Custer?

Based on median values with 20% down at current rates, a typical rental in Custer County would generate negative cash flow of $363/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Custer County

OklahomaPopulation: 28,391

/100

Hold

#149 of 1,000 counties

#17 in Oklahoma (77 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 28, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$182,788

Median Home Price

20% below national median

$915/mo

Median Rent

37% below national median

6.01%

Rent-to-Price Ratio

Top 52% nationally

-$363

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $915/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$137,091	-$124/mo	5.2%	-4.7%
Median typical MLS deal	$182,788	-$363/mo	3.9%	-10.4%
125% of median newer / premium	$228,485	-$603/mo	3.1%	-13.8%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$182,788

Down Payment (20%)$36,558

Loan Amount$146,230

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$915

Monthly P&I-$958

Est. Expenses (35%)-$320

Net Cash Flow-$363/mo

3.9%

Cap Rate (all cash)

-10.4%

Cash-on-Cash Return

6.01%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.9% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

70/100

Cash Flow(30%)

60/100

Based on 6.01% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

84/100

Based on 4.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

91/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$363/mo)
-Negative leverage (cap rate 3.9% < mortgage rate 6.9%)

Economic Indicators

Population

28,391

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
KingfisherOK	72	$225,453	Est. pending	—	Buy	View
CurrentCusterOK	70	$182,788	$915	6.01%	Buy
SeminoleOK	69	$115,715	Est. pending	—	Buy	View
PottawatomieOK	68	$187,816	$986	6.30%	Buy	View
WagonerOK	68	$277,096	$1,615	6.99%	Buy	View
MayesOK	68	$207,846	$1,182	6.83%	Buy	View

The Bottom Line

HoldCuster scores well overall, but a typical leveraged buy-and-hold loses $363/mo at current rates. Consider house hacking, value-add, or all-cash; otherwise a worse score with positive cash flow may be the better deal.

Custer County in Oklahoma scores 70/100, ranking #149 of 1,000 US counties (top 19%). At 20% down and current rates, a median-priced rental loses about $363/month; the 6.01% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-363/mo

Cap Rate

3.9%

Cash-on-Cash

-10.4%