Is Oklahoma County, OK good for real estate investing?

Oklahoma County has an investment score of 64/100, rated as "Buy". The county ranks #273 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Oklahoma County is 7.24% annually, which ranks in the 79th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Oklahoma?

The median home price in Oklahoma County is $224,768. This ranks #478 in affordability among all US counties.

Can you cash flow on rental properties in Oklahoma?

Based on median values with 20% down at current rates, a typical rental in Oklahoma County would generate negative cash flow of $297/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Oklahoma County

OklahomaPopulation: 795,822

/100

Hold

#273 of 1,000 counties

#33 in Oklahoma (77 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$224,768

Median Home Price

2% below national median

$1,356/mo

Median Rent

6% below national median

7.24%

Rent-to-Price Ratio

Top 21% nationally

-$297

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Deep-dive analysis

Rent vs Buy

Break-even math + market-specific verdict for buying vs renting

Investment Analysis

Investor thesis, where to buy by profile, forward catalysts

Cap Rates

Gross + net yield by sub-market, compression outlook

Rental Prices

Rent trends, affordability, forecast for renters and landlords

House Hack

Duplex / ADU / fourplex strategies with real numbers

Scenario comparison

Same $1,356/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	$168,576	-$3/mo	6.3%	-0.1%
Median typical MLS deal	$224,768	-$297/mo	4.7%	-6.9%
125% of median newer / premium	$280,960	-$592/mo	3.8%	-11.0%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$224,768

Down Payment (20%)$44,954

Loan Amount$179,814

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,356

Monthly P&I-$1,178

Est. Expenses (35%)-$475

Net Cash Flow-$297/mo

4.7%

Cap Rate (all cash)

-6.9%

Cash-on-Cash Return

7.24%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.7% 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

64/100

Cash Flow(30%)

72/100

Based on 7.24% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

52/100

Based on 0.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

82/100

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 (7.24%)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$297/mo)
-Negative leverage (cap rate 4.7% < mortgage rate 6.9%)

Economic Indicators

Population

795,822

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+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

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
MuskogeeOK	65	$150,587	$1,075	8.57%	Buy	View
StephensOK	65	$137,837	$886	7.72%	Buy	View
PontotocOK	65	$179,944	$984	6.56%	Buy	View
CurrentOklahomaOK	64	$224,768	$1,356	7.24%	Buy
SequoyahOK	64	$183,669	Est. pending	—	Buy	View
RogersOK	62	$276,536	$1,566	6.80%	Buy	View

The Bottom Line

HoldOklahoma scores well overall, but a typical leveraged buy-and-hold loses $297/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.

Oklahoma County in Oklahoma scores 64/100, ranking #273 of 1,000 US counties (top 35%). At 20% down and current rates, a median-priced rental loses about $297/month; the 7.24% 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

$-297/mo

Cap Rate

4.7%

Cash-on-Cash

-6.9%

Related markets

Markets like Oklahoma with stronger cash flow

Cheaper alternatives to Oklahoma

Head-to-head comparisons

All counties in Oklahoma →

Rent vs buy in Oklahoma cities

Rent vs buy in Tulsa, OKMedian $244,543 · rent $1,379/mo Rent vs buy in Norman, OKMedian $249,080 · rent $1,386/mo Rent vs buy in Broken Arrow, OKMedian $244,543 · rent $1,379/mo Rent vs buy in Lawton, OKMedian $150,944 · rent $1,052/mo Rent vs buy in Oklahoma City, OKMedian $219,315 · rent $1,300/mo All Oklahoma citiesFull rent-vs-buy directory for the state

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