Is Kay County, OK good for real estate investing?

Kay County has an investment score of 76/100, rated as "Strong Buy". The county ranks #40 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Kay County is 7.62% annually, which ranks in the 85th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Kay?

The median home price in Kay County is $117,379. This ranks #67 in affordability among all US counties.

Can you cash flow on rental properties in Kay?

Based on median values with 20% down at current rates, a typical rental in Kay County would generate negative cash flow of $131/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Kay County

OklahomaPopulation: 43,859

/100

Buy for appreciation

#40 of 1,000 counties

#4 in Oklahoma (77 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated September 7, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$117,379

Median Home Price

49% below national median

$745/mo

Median Rent

49% below national median

7.62%

Rent-to-Price Ratio

Top 15% nationally

-$131

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $745/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	$88,034	+$23/mo	6.6%	+1.4%
Median typical MLS deal	$117,379	-$131/mo	5.0%	-5.8%
125% of median newer / premium	$146,724	-$285/mo	4.0%	-10.1%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$117,379

Down Payment (20%)$23,476

Loan Amount$93,903

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$745

Monthly P&I-$615

Est. Expenses (35%)-$261

Net Cash Flow-$131/mo

5.0%

Cap Rate (all cash)

-5.8%

Cash-on-Cash Return

7.62%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 5.0% 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.

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Score Breakdown

Overall Investment Score

76/100

Cash Flow(30%)

76/100

Based on 7.62% 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%)

100/100

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

+Above-average rent-to-price ratio (7.62%)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative leverage (cap rate 5.0% < mortgage rate 6.9%)

Economic Indicators

Population

43,859

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
+Value-add operators who can buy below median and force rent up
+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
WoodwardOK	77	$133,590	Est. pending	—	Strong Buy	View
CurrentKayOK	76	$117,379	$745	7.62%	Strong Buy
ComancheOK	76	$150,944	$1,052	8.37%	Strong Buy	View
TexasOK	76	$162,139	Est. pending	—	Strong Buy	View
PawneeOK	74	$170,901	Est. pending	—	Buy	View
McIntoshOK	73	$195,367	Est. pending	—	Buy	View

The Bottom Line

Buy for appreciationKay scores strongly overall, but a leveraged buy-and-hold loses $131/mo at current rates. Best fit for appreciation-focused buyers, all-cash operators, or value-add deals below median.

Kay County in Oklahoma scores 76/100, ranking #40 of 1,000 US counties (top 5%). At 20% down and current rates, a median-priced rental loses about $131/month; the 7.62% 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

$-131/mo

Cap Rate

5.0%

Cash-on-Cash

-5.8%