Haskell County

Haskell County sits at a median home price of $160,210, an affordability index of 96 out of 100, and a year-over-year price change of negative 0.44%, which effectively means prices are flat. The data provided does not include a median rent figure or a calculated cap rate and cash-on-cash return, so a precise price-to-rent ratio cannot be derived here. What the scoring confirms is that this county scores a zero on cash flow and a 48 out of 100 on appreciation, placing it squarely in neither camp. The overall score of 63 and a national percentile rank of 62 suggest a middle-of-the-road market, not a standout performer on either the income or growth dimension. The affordability score of 96 is the one metric that genuinely separates Haskell from most markets nationally, and it is the starting point for any honest underwrite.

Because the cash-flow score is zero and rent data was not provided, this is not a market where an investor should expect the numbers to pencil easily on a conventional buy-and-hold with a 20% down payment at 6.85% interest. The $32,042 down payment on a $160,210 purchase is low in absolute dollar terms, but without a confirmed rent figure, there is no basis to claim the spread between income and carrying costs is favorable. The appreciation score of 48 is below average, and prices just ticked down slightly, so this is not an appreciation play with a near-term thesis either. Haskell is most interesting to a value-add operator or a buyer who is sourcing off-market at a discount to the $160,210 median, where the low entry price creates some cushion. An investor paying retail and financing at 6.85% would need to verify local rents carefully before committing, because the data here does not support assuming positive cash flow at the median price.

No economic anchor data was provided for Haskell County, so no employer or sector analysis is warranted here. What the population figure of 11,651 does tell you is that this is a small, rural county. Thin rental demand is a real risk in markets this size, and liquidity on exit is typically limited. A buyer should physically verify occupancy rates in the local rental stock before assuming the affordability index translates into tenant demand.

On carrying costs, the combined monthly tax and insurance figure comes to $216, based on a state-average property tax rate of 0.90% and an insurance rate of 0.72%. Oklahoma insurance costs are a legitimate budget line given the state's exposure to severe weather, and the 0.72% rate is not trivial on an annualized basis at $1,154 per year. The 0.90% tax rate is flagged as normal and is not a material drag compared to high-tax states, but the note from the data is worth repeating: this is a state-average estimate, and your actual county or township rate may differ, so pull the county assessor's figures before finalizing any underwrite. The $216 per month combined is the floor on non-debt carrying costs before maintenance, vacancy, and management.

The specific risks here are concentration and scale. A population of 11,651 means the rental market is thin, a handful of large landlords or a single employer shift could move vacancy rates materially, and comparable sales for appraisal or exit pricing will be sparse. The flat-to-negative price trend, while modest, signals that local demand is not absorbing supply at a rate that would support appreciation. Regulatory and demographic data were not provided, so no further claim is made on those dimensions.

Comparing Haskell to its neighbors sharpens the picture. Muskogee County carries a median home price of $150,587, a median rent of $1,075, and a gross rent-to-price ratio of 8.57%, which is meaningfully better than what can be implied for Haskell at its median price, and Muskogee's overall score of 65 edges out Haskell's 63. Rogers County at a $276,536 median and a 6.80% rent-to-price ratio offers more liquidity and tenant depth but requires nearly double the capital. Sequoyah County at $183,669 and an overall score of 64 sits just above Haskell on both price and score. Ottawa County at $140,379 is cheaper but scores 62. The case for choosing Haskell over these neighbors is narrow given the missing rent data: if an investor can document local rents that produce a rent-to-price ratio competitive with Muskogee's 8.57%, and can source below the $160,210 median, Haskell's affordability gives it a role in a portfolio. Otherwise, Muskogee presents a more legible cash-flow setup with confirmed rent data and a comparable entry point, and deserves the first look.